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, 0-bathroom apartment of 74 m² on the 1st floor, energy rating F. Located Penha de França parish, Lisbon municipality, Lisbon district. Located in a quiet area with excellent solar exposure, this apartment features modern recessed LED lighting throughout its contemporary spaces, enhancing both aesthetics and energy efficiency.
The valuation. The asking price of €479,900 sits just below the fair value of €497,105, indicating a difference of €17,205 (3.5%). Verdict: fair. Buy-to-flip angle. The resale strategy focuses on refurbishing the property and selling it at a premium, capitalizing on the attractive location in Penha de França. Buy-to-let angle. The rental income strategy anticipates generating approximately €1,400 per month, yielding a gross yield of 3.5%, appealing to both locals and expats.
Fair value modelled at €497,105 from 6 comparable sales in the area. Asking €479,900 sits €17,205 (3.5%) below — the upside to fair value.
Asking €479,900 versus the Penha de França, Lisbon, Lisbon area baseline of €404,658 (€5,468/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €404,658, adjusted for condition and micro-location, gives a modelled fair value of €497,105 (€6,718/m²), a €17,205 (3.5%) gap versus the €479,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Penha de França · 828e92 | Subject | €479,900 | €6,485 | — | 78 | 83 |
| Penha de França · 0325bc | Active | €499,900 | €6,943 | 7.1% | 80 | 84 |
| rua Angelina Vidal | Active | €499,900 | €6,492 | 0.1% | 78 | 87 |
| rua do Sol À Graça | Active | €338,000 | €4,225 | 34.9% | 76 | 83 |
| rua Angelina Vidal, 24A | Active | €499,900 | €7,691 | 18.6% | 78 | 83 |
| Median comp | €499,900 | €6,718 | 3.6% | 78 | 84 |
Long-term rental The property offers a stable yield of 3.5% gross, making it a reasonable option for long-term rental in a desirable neighborhood. However, the slight gap of 3.5% from fair value indicates that while the investment is not overreaching, it also lacks immediate financial upside. Short-term vacation rental With its attractive central location, this property could perform decently in the short-term vacation rental market, appealing to both locals and expats alike. The fair valuation suggests it is a safe investment, but it does not present the opportunity for exceptional returns compared to lower-valued alternatives. Buy-and-hold As a buy-and-hold investment, this apartment's solid condition rating of 82/100 and favorable neighborhood attributes make it a reasonable choice for those looking to maintain property longevity. However, the minimal difference from fair value indicates the potential for appreciation may be limited in the near term, so buyers should have a long-term horizon in mind.
[Tenant turnover risk] With a tenant stability score of 70/100, there is a risk of higher tenant turnover, potentially affecting cash flow and increasing vacancy periods.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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