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 62 m², energy rating D. Located on rua Melo Gouveia, 8, Penha de França parish, Lisbon municipality, Lisbon district. This apartment features a 20m² exclusive terrace with a glass roof, providing ample natural light and outdoor space, ideal for relaxation or entertaining.
The valuation. The asking price of €405,000 is significantly above the fair value of €341,000, creating an overvaluation of €64,000 (18.8%). This indicates that the property is overpriced relative to its market value.
Fair value modelled at €341,000 from 6 comparable sales in the area. Asking €405,000 sits €64,000 (18.8%) above — overpriced versus fair value.
Asking €405,000 versus the rua Melo Gouveia, 8 area baseline of €272,416 (€4,394/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 €272,416, adjusted for condition and micro-location, gives a modelled fair value of €341,000 (€5,500/m²), a €64,000 (18.8%) gap versus the €405,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Melo Gouveia, 8 | Subject | €405,000 | €6,532 | — | 75 | 78 |
| rua de São Bento, 223 | Active | €495,000 | €5,500 | 15.8% | 75 | 83 |
| rua de Campolide, 92 | Active | €380,000 | €7,308 | 11.9% | 74 | 83 |
| rua Carlos Mardel | Active | €315,000 | €5,250 | 19.6% | 77 | 82 |
| rua Carlos Ribeiro, 4 | Active | €269,000 | €5,490 | 16.0% | 85 | 86 |
| Median comp | €347,500 | €5,495 | 15.9% | 76 | 83 |
Long-term rental The 1-bed apartment in Penha de França is overpriced by 18.8% compared to its fair value, which limits potential rental yield to just 3% gross. Given the condition and neighbourhood scores of 78/100, long-term tenants may be deterred by the overall cost relative to market expectations. Buy-and-hold Investing in this property for a buy-and-hold strategy is not ideal, as it is priced significantly above its fair value of €341,000. This premium is unlikely to be justified by future appreciation, especially with a modest yield of only 3% gross. Family rental While family rentals typically seek stability and comfort, the apartment's 18.8% overpricing diminishes its attractiveness for long-term commitments. Families may opt for more competitively priced options in the neighbourhood, reducing the likelihood of securing quality tenants.
Tenant turnover risk: With a tenant stability score of 65/100, there is a significant risk of higher tenant turnover, which could lead to increased vacancy rates and operational costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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