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 penthouse of 142 m², built in 2003, energy rating C. Located Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: This penthouse offers two terraces, ideal for outdoor dining and relaxation, enhancing its appeal as a tranquil urban retreat in Lisbon's vibrant Areeiro neighborhood.
The valuation. The asking price of €950,000 exceeds the fair value of €776,756 by €173,244 (22.3%), indicating that the property is overpriced. This discrepancy may pose challenges for potential buyers in negotiating a suitable price.
Fair value modelled at €776,756 from 6 comparable sales in the area. Asking €950,000 sits €173,244 (22.3%) above — overpriced versus fair value.
Asking €950,000 versus the Penha de França, Lisbon, Lisbon area baseline of €654,696 (€4,611/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €654,696, adjusted for condition and micro-location, gives a modelled fair value of €776,756 (€5,470/m²), a €173,244 (22.3%) gap versus the €950,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Penha de França · 8314c8 | Subject | €950,000 | €6,690 | — | 68 | 82 |
| rua Sarmento de Beires, 7N | Active | €790,000 | €4,093 | 38.8% | 66 | 78 |
| avenida dos Estados Unidos da América | Active | €687,500 | €5,456 | 18.4% | 75 | 77 |
| avenida Praia da Vitória | Active | €1,358,000 | €7,073 | 5.7% | 74 | 79 |
| avenida de Roma | Active | €680,000 | €5,484 | 18.0% | 72 | 76 |
| Median comp | €738,750 | €5,470 | 18.2% | 73 | 78 |
Long-term rental This property offers a gross yield of 2.8%, which indicates that its income potential is limited relative to its price. Given that the listing price of €950,000 exceeds the fair value of €776,756 by 22.3%, the long-term rental strategy seems less appealing due to overvaluation. Short-term vacation rental The vibrant neighborhood boosts the attractiveness of this property for short-term rentals; however, the high listing price may deter potential guests seeking value. With an estimated fair value significantly lower, investing in this strategy might not yield the desired returns. Buy-and-hold While the Penha de França area boasts a favorable reputation with a neighborhood score of 82/100, the overpriced status of this penthouse at €950,000 limits the potential for effective appreciation over time. Therefore, while holding this asset may seem viable, the overvaluation suggests it may not meet investor expectations in the long run.
Tenant turnover risk With a tenant stability score of 65/100, there's a significant chance of higher turnover costs that could affect 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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