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 62 m², energy rating D. Located on praça Paiva Couceiro, Penha de França parish, Lisbon municipality, Lisbon district. This apartment features a unique 20 m² private terrace with a glass-covered dining area and a view of the Tejo, ideal for outdoor relaxation and entertainment.
The valuation. The asking price of €380,000 is €31,201 (7.6%) below the fair value of €411,201, indicating a reasonable valuation that aligns with market expectations.
Fair value modelled at €411,201 from 6 comparable sales in the area. Asking €380,000 sits €31,201 (7.6%) below — the upside to fair value.
Asking €380,000 versus the praça Paiva Couceiro area baseline of €341,337 (€5,505/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 €341,337, adjusted for condition and micro-location, gives a modelled fair value of €411,201 (€6,632/m²), a €31,201 (7.6%) gap versus the €380,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça Paiva Couceiro | Subject | €380,000 | €6,129 | — | 82 | 83 |
| São Vicente · 15e3c5 | Active | €389,000 | €4,275 | 30.3% | 78 | 81 |
| rua Angelina Vidal, 32 | Active | €369,000 | €5,857 | 4.4% | 80 | 83 |
| rua Capitão Roby, 37 | Active | €275,000 | €4,231 | 31.0% | 75 | 82 |
| rua Marcos Portugal, 4 | Active | €550,000 | €8,462 | 38.1% | 80 | 82 |
| Median comp | €379,000 | €5,066 | 17.3% | 79 | 82 |
Long-term rental The 2-bed apartment in Penha de França has a fair market value of €411,201 and is currently listed at €380,000, presenting a 7.6% gap that indicates its pricing is aligned with current market conditions. The gross yield of 3.6% suggests a reasonable return on investment suited for stable long-term rental income. Buy-and-hold Given the gross yield of 3.6% and the positive neighbourhood score of 83/100, this property can be a solid buy-and-hold investment in a desirable area of Lisbon. The property’s condition rating of 79/100 supports its potential for appreciation over the long term without immediate need for significant renovations. Family rental The spacious 62m² layout and favourable neighbourhood conditions make this property a suitable option for family rentals, appealing to tenants looking for quality living in Lisbon. Priced fairly at €380,000, it can attract long-term tenants seeking stability and community amenities without being overpriced in the current market.
Economic downturn risk A potential decline in economic conditions could impact tenant stability, given the relatively high scores of 85 in economic stability and 80 in tenant stability, leaving less margin for error in adverse situations.
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