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.
4-bedroom, 2-bathroom apartment of 100 m² on the 5th floor, built in 1957, energy rating D. Located on largo Mendonça e Costa, 9, Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: This top-floor apartment offers unobstructed city views from two balconies, while a dedicated concierge service and shared courtyard enhance its appeal for urban living.
The valuation. The asking price of €525,000 is €80,634 below the fair value of €605,634, indicating the property is underpriced by 13.3%. This creates an attractive entry point for potential investors. Buy-to-flip angle. The strategy would focus on enhancing the apartment's appeal through minor renovations, allowing for a profitable resale at an increased market rate. Given the strong demand in Lisbon, this could yield significant returns. Buy-to-let angle. With an estimated rental income of €1,662 per month, the gross yield stands at 3.8%, making the property a viable option for long-term investment in a desirable neighborhood with excellent economic prospects.
Fair value modelled at €599,868 from 4 comparable sales in the area. Asking €525,000 sits €74,868 (12.5%) below — the upside to fair value.
Asking €525,000 versus the largo Mendonça e Costa area baseline of €502,329 (€5,023/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €502,329, adjusted for condition and micro-location, gives a modelled fair value of €599,868 (€5,999/m²), a €74,868 (12.5%) gap versus the €525,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo Mendonça e Costa | Subject | €525,000 | €5,250 | — | 70 | 85 |
| avenida Defensores de Chaves, 42 | Active | €890,000 | €6,846 | 30.4% | 75 | 87 |
| Avenidas Novas · be9648 | Active | €790,000 | €5,725 | 9.0% | 76 | 84 |
| Beato · c12212 | Active | €460,000 | €4,894 | 6.8% | 68 | 77 |
| Median comp | €790,000 | €5,725 | 9.0% | 75 | 84 |
Long-term rental The property in Penha de França presents an opportunity for long-term rental given its gross yield of 3.8% and the strong tenant quality in the area. With the listing price at €525,000 compared to a fair value of €605,634, this asset is attractive for steady rental income, reflecting a significant gap of 13.3% below its fair value. Buy-and-hold Investing in this 4-bed apartment is favorable for a buy-and-hold strategy, particularly as the region shows high property values and economic stability. At a fair value of €605,634, the property’s listing price signals a prospective appreciation, making it an appealing long-term investment. Luxury market Positioned in a desirable neighborhood and with a strong condition rating of 80/100, this property holds promise in the luxury market segment. Given its fair value of €605,634, the attractive listing price provides an entry point into a market poised for growth, appealing to high-end buyers seeking quality investments.
Economic dependency risk The strong economic stability score of 90 suggests minimal risk in economic downturns, but a tenant stability score of 75 indicates potential fluctuations in tenant occupancy, which could impact cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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