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.
3-bedroom, 1-bathroom apartment of 70 m², built in 1951, energy rating D. Located on rua da Penha de França, 113, Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property includes a rooftop terrace with stunning city views, and the renovation emphasizes a harmonious blend of modern and traditional design elements, enhancing its unique character.
The valuation. The asking price of €615,000 is significantly above its fair value of €325,729, sitting at €289,271 (88.8%) over. This property is overpriced for the market. Buy-to-flip angle. The potential for quick resale is limited due to the high asking price. However, minor cosmetic updates could attract buyers willing to pay a premium in this desirable location. Buy-to-let angle. With an estimated rental income of €1,333 per month, the gross yield is a modest 2.6%. This strategy may appeal to long-term investors seeking stable cash flow in a growing market like Lisbon.
Fair value modelled at €325,729 from 6 comparable sales in the area. Asking €615,000 sits €289,271 (88.8%) above — overpriced versus fair value.
Asking €615,000 versus the rua da Penha de França, 113 area baseline of €242,248 (€3,461/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €242,248, adjusted for condition and micro-location, gives a modelled fair value of €325,729 (€4,653/m²), a €289,271 (88.8%) gap versus the €615,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Penha de França, 113 | Subject | €615,000 | €8,786 | — | 75 | 80 |
| escadas do Monte, 8 | Active | €360,000 | €4,390 | 50.0% | 72 | 85 |
| estrada de Chelas | Active | €397,000 | €4,511 | 48.7% | 78 | 83 |
| Arroios · 1e6294 | Active | €499,900 | €5,746 | 34.6% | 75 | 81 |
| escadas do Monte, 8 | Active | €349,000 | €4,256 | 51.6% | 70 | 91 |
| Median comp | €378,500 | €4,451 | 49.3% | 74 | 84 |
Long-term rental The apartment's high listing price of €615,000 is significantly above the fair value of €325,729, resulting in an 88.8% gap that indicates the property is overpriced. With a gross yield of only 2.6%, the long-term rental strategy is likely to underperform against more competitively priced alternatives in the market. Buy-and-hold Investing in this property at €615,000, given its fair value of €325,729, suggests the asset is overpriced by nearly 89%. While the good condition rating of 80/100 indicates potential for maintaining value, the acquisition price limits future growth and ROI timelines for a buy-and-hold strategy. Short-term vacation rental The short-term rental market could be attractive due to the apartment's proximity to Lisbon's central features; however, at a listing price of €615,000, the property is overpriced compared to its fair value of €325,729. The moderate gross yield of 2.6% further raises concerns about profitability in this competitive market segment. Not ideal for: Student housing This property, with its overpriced status of €615,000 against a fair value of €325,729, is not well-suited for student housing investments. The demand dynamics and rental yield in student-friendly areas suggest that alternatives would provide better returns and lower risks.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy rates and associated costs.
Year 1, before income tax (IRS or IRC). Includes IMT, stamp duty, IMI and AIMI for a resident individual. Estimate: check with your accountant.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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