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 57 m² on the 2nd floor, built in 1988, energy rating E. Located Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Feature: This apartment's efficient layout maximizes living space and natural light, while its location near Sapadores market offers convenient access to daily amenities and public transport options.
The valuation. The asking price of €380,000 exceeds the fair value of €333,809 by €46,191 (13.8%). This property can be classified as overpriced based on current market conditions. Buy-to-flip angle. A buy-to-flip strategy would focus on enhancing the already high-quality finishes and possibly rebranding the property to attract buyers, targeting a resale price that offsets the current overvaluation. Buy-to-let angle. With an estimated rental income of €1,108 per month, this property offers a gross yield of 3.5%, making it a viable option for long-term rental investment despite being overpriced.
Fair value modelled at €333,809 from 6 comparable sales in the area. Asking €380,000 sits €46,191 (13.8%) above — overpriced versus fair value.
Asking €380,000 versus the Penha de França, Lisbon, Lisbon area baseline of €274,339 (€4,813/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €274,339, adjusted for condition and micro-location, gives a modelled fair value of €333,809 (€5,856/m²), a €46,191 (13.8%) gap versus the €380,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Penha de França · ee8917 | Subject | €380,000 | €6,667 | — | 78 | 90 |
| Campolide · f35e1b | Active | €370,000 | €5,441 | 18.4% | 73 | 81 |
| rua do Paraíso | Active | €399,000 | €6,879 | 3.2% | 80 | 82 |
| praça Paiva Couceiro | Active | €349,900 | €7,776 | 16.6% | 76 | 82 |
| Beato · b7b578 | Active | €320,000 | €3,200 | 52.0% | 75 | 84 |
| Median comp | €359,950 | €6,160 | 7.6% | 76 | 82 |
Long-term rental The property in Penha de França presents a gross yield of 3.5%, which is below typical market expectations, suggesting limited cash flow potential for investors. Furthermore, with a listing price of €380,000, which exceeds the fair value by 13.8%, the investment lacks the financial upside necessary for a compelling long-term rental strategy. Short-term vacation rental While the neighborhood scores highly in amenities and tenant quality, the current listing price of €380,000 does not align with expected returns for a short-term vacation rental. With a fair value of €333,809 indicating a 13.8% gap, this property appears too expensive to generate attractive rental income in an already competitive market. Buy-and-hold Investing in this 2-bed apartment as a buy-and-hold strategy is less favorable given the property’s overpriced status compared to its fair value of €333,809. The 3.5% gross yield on this property reflects diminished future appreciation potential, making it less suitable for long-term investment growth.
Tenant turnover risk The tenant stability score of 80/100 indicates a moderate risk of turnover, which can lead to increased vacancy rates and inconsistent 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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