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 45 m² on the 1st floor, built in 1930, energy rating E. Located on praça Paiva Couceiro, Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts exposed wooden beams that enhance its character, and a versatile sunroom that can serve multiple purposes, such as an office or relaxation area.
The valuation. The asking price of €349,900 sits €107,556 (44.4%) above the fair value of €242,344, indicating that the property is overpriced. This substantial markup raises concerns over potential returns on investment.
Fair value modelled at €242,344 from 6 comparable sales in the area. Asking €349,900 sits €107,556 (44.4%) above — overpriced versus fair value.
Asking €349,900 versus the praça Paiva Couceiro area baseline of €191,666 (€4,259/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €191,666, adjusted for condition and micro-location, gives a modelled fair value of €242,344 (€5,385/m²), a €107,556 (44.4%) gap versus the €349,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça Paiva Couceiro | Subject | €349,900 | €7,776 | — | 76 | 82 |
| Beato · b7b578 | Active | €320,000 | €3,200 | 58.8% | 75 | 84 |
| rua do Paraíso | Active | €399,000 | €6,879 | 11.5% | 80 | 82 |
| Campolide · f35e1b | Active | €370,000 | €5,441 | 30.0% | 73 | 81 |
| rua Braamcamp Freire | Active | €362,500 | €4,265 | 45.2% | 78 | 83 |
| Median comp | €366,250 | €4,853 | 37.6% | 77 | 83 |
Long-term rental Despite the central location in Penha de França, this 2-bed apartment is significantly overpriced, creating challenges for achieving a reasonable return. The current gross yield of 3.2% does not justify the investment given that the fair value is €242,344, which is 44.4% below the listing price. Buy-and-hold Holding onto this property may not yield the expected appreciation, as its current asking price is excessively high compared to its fair value. The disparity of 44.4% suggests that potential market corrections could undermine any long-term investment benefits. Luxury market Positioning this apartment in the luxury market is problematic due to its overvaluation, which compromises its appeal to discerning buyers. At a listing price of €349,900, the property fails to meet the quality-to-price ratio expected in Lisbon's premium segments, given the fair value benchmark of €242,344.
Tenant volatility risk A tenant stability score of 70/100 suggests potential fluctuations in rental income due to possible tenant turnover or instability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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