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, 3-bathroom duplex of 157 m², energy rating C. Located on calçada da Cruz da Pedra, 38, Penha de França parish, Lisbon municipality, Lisbon district. This duplex features a private water-facing terrace and another intimate outdoor space adjacent to the bedroom, enhancing its unique offering in the heart of Lisbon. **
The valuation. The asking price of €1,250,000 is significantly above the fair value of €1,000,611, indicating the property is overpriced by €249,389 (24.9%).
Fair value modelled at €1,000,611 from 6 comparable sales in the area. Asking €1,250,000 sits €249,389 (24.9%) above — overpriced versus fair value.
Asking €1,250,000 versus the calçada da Cruz da Pedra, 38 area baseline of €800,735 (€5,100/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €800,735, adjusted for condition and micro-location, gives a modelled fair value of €1,000,611 (€6,373/m²), a €249,389 (24.9%) gap versus the €1,250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| calçada da Cruz da Pedra, 38 | Subject | €1,250,000 | €7,962 | — | 78 | 84 |
| rua das Farinhas S / N | Active | €925,000 | €6,514 | 18.2% | 78 | 85 |
| São Vicente · efdc5c | Active | €1,349,000 | €13,097 | 64.5% | 85 | 83 |
| Santa Maria Maior · 652ffc | Active | €1,950,000 | €5,118 | 35.7% | 85 | 86 |
| rua de Santa Engrácia, 3 | Active | €550,000 | €2,778 | 65.1% | 74 | 81 |
| Median comp | €1,137,000 | €5,816 | 27.0% | 82 | 84 |
Long-term rental The property in Penha de França is overpriced at €1,250,000, significantly higher than the fair value of €1,000,611, presenting a gap of 24.9%. At a gross yield of only 2%, this investment lacks the financial attractiveness typically sought in long-term rental properties. Buy-and-hold With a fair value of €1,000,611 versus the listing price of €1,250,000, the 24.9% disparity indicates that this 2-bed duplex is overpriced. Although it is situated in a prime urban zone with strong demand, the current market pricing undermines the potential for a sound buy-and-hold strategy. Luxury market The 2-bed duplex is currently priced at €1,250,000, 24.9% above its fair value of €1,000,611, suggesting it's overpriced for the luxury market segment. Despite strong neighborhood ratings for amenities and condition, this price point does not align with the expected return on investment in the luxury category.
[Tenant turnover risk] With a tenant stability score of 75/100, there is a notable risk of higher tenant turnover, which could lead to increased vacancy rates and costs associated with finding new tenants.
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