This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
1-bedroom, 1-bathroom apartment of 49 m², built in 1970, energy rating D. Located Penha de França parish, Lisbon municipality, Lisbon district. This apartment uniquely features a spacious common terrace with panoramic views over Lisbon, perfect for enjoying festivities and serene sunsets.
The valuation. The asking price of €325,000 exceeds the fair value of €260,166 by €64,834 (24.9%), indicating the property is overpriced. This discrepancy suggests caution for potential investors seeking value. Buy-to-flip angle. A buy-to-flip strategy would focus on enhancing the apartment's high-quality finishes to appeal to a broader market, potentially attaining a higher resale price after renovations. Quick turnover could capitalize on Lisbon's ongoing property demand. Buy-to-let angle. Utilizing a buy-to-let strategy, the estimated rental income of €1,002/month provides a gross yield of 3.7%. Given its prime location, this apartment can attract families looking for long-term rentals, ensuring consistent cash flow.
Fair value modelled at €260,166 from 6 comparable sales in the area. Asking €325,000 sits €64,834 (24.9%) above — overpriced versus fair value.
Asking €325,000 versus the Penha de França, Lisbon, Lisbon area baseline of €206,214 (€4,208/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €206,214, adjusted for condition and micro-location, gives a modelled fair value of €260,166 (€5,310/m²), a €64,834 (24.9%) gap versus the €325,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Penha de França · 86cc3d | Subject | €325,000 | €6,633 | — | 75 | 78 |
| rua Antónia Andrade S / N | Active | €418,000 | €4,644 | 30.0% | 75 | 85 |
| avenida República da Bulgária | Active | €370,000 | €5,692 | 14.2% | 78 | 73 |
| avenida General Roçadas, 24 | Active | €299,000 | €5,537 | 16.5% | 75 | 81 |
| São Vicente · 28bc0b | Active | €370,000 | €4,111 | 38.0% | 68 | 85 |
| Median comp | €370,000 | €5,091 | 23.3% | 75 | 83 |
Long-term rental The 1-bed apartment in Penha de França is currently overpriced at €325,000, with a significant gap of 24.9% compared to the fair value of €260,166. This pricing would lead to a gross yield of only 3.7%, making long-term rental a less attractive investment choice. Buy-and-hold With the property valued at €325,000, the 24.9% discrepancy from its fair market value suggests that this is not an ideal buy-and-hold investment opportunity. The projected gross yield of 3.7% does not provide the capital appreciation one would expect in a rapidly growing neighborhood. Family rental The family rental market in Penha de França may benefit from the prime location near central Lisbon; however, the property’s current overpricing at €325,000 limits its appeal. A gross yield of 3.7% indicates that the rental income may not sufficiently cover the investment costs, rendering it a less favorable option for families. Short-term vacation rental The property’s overvaluation at €325,000 makes it an unsuitable candidate for short-term vacation rental strategies. A gross yield of only 3.7% indicates that while the area may attract tourists, the investment is likely to yield insufficient returns in this segment. Student housing While the location in Lisbon is attractive and nearby amenities may appeal to students, the current overpriced status of the apartment at €325,000 does not justify an investment in student housing. The low gross yield of 3.7% fails to provide a competitive advantage in a market that demands affordability and accessibility for students.
Tenant turnover risk High tenant turnover due to a tenant stability score of 75/100 may lead to increased vacancy periods and additional costs in leasing and maintenance.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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