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, 2-bathroom apartment of 65 m² on the 1st floor, energy rating F. Located Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment features a modern kitchen with integrated appliances and a spacious living area that offers excellent natural light and ventilation through two fronts.
The valuation. The asking price of €479,900 is €46,657 (10.8%) above the fair value of €433,243. This property is assessed as overpriced given the current market conditions.
Fair value modelled at €433,243 from 5 comparable sales in the area. Asking €479,900 sits €46,657 (10.8%) above — overpriced versus fair value.
Asking €479,900 versus the Penha de França, Lisbon, Lisbon area baseline of €352,978 (€5,430/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 €352,978, adjusted for condition and micro-location, gives a modelled fair value of €433,243 (€6,665/m²), a €46,657 (10.8%) gap versus the €479,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Penha de França · 375016 | Subject | €479,900 | €7,383 | — | 80 | 83 |
| rua Angelina Vidal, 24 | Active | €499,900 | €6,755 | 8.5% | 80 | 91 |
| rua Angelina Vidal | Active | €479,900 | €5,999 | 18.7% | 79 | 83 |
| Penha de França · 828e89 | Active | €479,900 | €6,665 | 9.7% | 85 | 86 |
| rua Angelina Vidal | Active | €479,900 | €6,485 | 12.2% | 78 | 79 |
| Median comp | €479,900 | €6,575 | 10.9% | 80 | 85 |
Long-term rental The property’s gross yield of 3.3% indicates a modest return potential, which may not justify its current listing price of €479,900 given the market fair value of €433,243. With the property being overpriced by 10.8%, investors should approach long-term rental strategies with caution as the anticipated rental income may not cover the initial investment. Buy-and-hold While the location near central Lisbon suggests potential for long-term appreciation, the current purchase price substantially exceeds the assessed fair value. The 10.8% gap indicates that holding this asset could lead to lower-than-expected returns, underscoring the risk of an overpriced entry point. Value-add renovation Although there is room for improvement in the property’s condition rated at 82/100, the initial overvaluation at €479,900 presents a significant barrier to achieving a favorable return on investment. Taking on a renovation strategy may enhance property value, yet the existing overpriced status limits the effectiveness of such projects. Not ideal for short-term rental Given its pricing above fair market value, the property poses considerable risks for short-term rental strategies. The market dynamics in Penha de França may not support sufficient rent to cover the costs associated with owning a seemingly overpriced apartment. Not ideal for student housing The current valuation concerns imply that pursuing a student housing strategy would be less than optimal, potentially leading to lower occupancy rates and diminished returns. With a property priced at a premium, it may struggle to attract consistent student tenants in a competitive rental environment.
Tenant turnover risk The tenant stability score of 79/100 indicates a moderate risk of tenant turnover, which could impact cash flow and occupancy rates due to potential vacancies.
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