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.
2-bedroom, 1-bathroom apartment of 63 m² on the 3rd floor, built in 1979, energy rating C. Located Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a functional balcony that provides outdoor space, and benefits from its proximity to local parks and public transport options in Penha de França.
The valuation. The asking price of €475,000 is significantly above the fair value of €353,123, representing an excess of €121,877 (34.5%). This property is overpriced based on current market conditions.
Fair value modelled at €353,123 from 6 comparable sales in the area. Asking €475,000 sits €121,877 (34.5%) above — overpriced versus fair value.
Asking €475,000 versus the Penha de França, Lisbon, Lisbon area baseline of €311,639 (€4,947/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 is below the parish average, reducing 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 €311,639, adjusted for condition and micro-location, gives a modelled fair value of €353,123 (€5,605/m²), a €121,877 (34.5%) gap versus the €475,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Penha de França · efdcfb | Subject | €475,000 | €7,540 | — | 64 | 78 |
| rua de São Bento, 222 | Active | €415,000 | €5,533 | 26.6% | 65 | 81 |
| avenida Marechal Francisco da Costa Gomes, 42 | Active | €420,000 | €5,250 | 30.4% | 74 | 77 |
| calçada do Monte, 29 | Active | €495,000 | €6,600 | 12.5% | 60 | 85 |
| avenida Mouzinho de Albuquerque | Active | €270,000 | €3,418 | 54.7% | 66 | 83 |
| Median comp | €417,500 | €5,392 | 28.5% | 66 | 82 |
Long-term rental This property, with a gross yield of 2.8%, is priced at €475,000, which is 34.5% above its fair value of €353,123. Given the high price relative to its potential returns, long-term rental is not a prudent investment strategy for this apartment. Luxury market Despite being in a desirable central Lisbon location, the apartment's asking price of €475,000 exceeds its fair value by 34.5%, indicating it is overpriced. The existing condition rating of 66/100 suggests that even in the luxury market, the property may not justify such a high premium. Family rental Although the neighbourhood boasts a quality rating of 78/100, the property is listed at €475,000, significantly higher than the fair value of €353,123, categorizing it as overpriced. This high price point may deter families seeking reasonable rental opportunities in the area. Student housing The apartment's pricing at €475,000 is excessively high compared to its fair value of €353,123, making it an unsuitable investment for student housing. The overall yield and property conditions do not align well with the typical demands of the student rental market. Short-term vacation rental With an asking price of €475,000, which is 34.5% over fair value, the apartment does not present a viable option for short-term vacation rentals. The limited yield potential reinforces the property’s misalignment with this strategy. Agricultural ventures Valued at €475,000, the apartment is overpriced at 34.5% above its fair value of €353,123, making agricultural ventures impractical. The urban setting and inherent characteristics of the property are not conducive to agricultural investment strategies.
Economic Dependence Risk The property, despite a high economic stability score of 90, may face challenges if local economic conditions shift, impacting tenant stability at 80, which could lead to potential vacancies or lower rental income.
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