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.
7-bedroom, 2-bathroom apartment of 200 m² on the 3rd floor, energy rating D. Located on avenida Almirante Reis, Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment contains original architectural elements such as ornate ceilings and solid wood doors, alongside two transformable balconies offering potential for outdoor retreat spaces.
The valuation. The asking price of €640,000 sits €102,312 (13.8%) below the fair value of €742,312, indicating that the property is subpriced and presents a compelling investment opportunity.
Fair value modelled at €742,312 from 6 comparable sales in the area. Asking €640,000 sits €102,312 (13.8%) below — the upside to fair value.
Asking €640,000 versus the avenida Almirante Reis area baseline of €679,209 (€3,396/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 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 €679,209, adjusted for condition and micro-location, gives a modelled fair value of €742,312 (€3,712/m²), a €102,312 (13.8%) gap versus the €640,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Almirante Reis | Subject | €640,000 | €3,200 | — | 54 | 82 |
| rua Capitão Leitão | Active | €305,000 | €3,112 | 2.7% | 60 | 76 |
| Areeiro · 5ece8e | Active | €750,000 | €3,555 | 11.1% | — | 81 |
| rua Luciano Cordeiro, 39 | Active | €650,000 | €4,710 | 47.2% | 68 | 80 |
| Penha de França · 483a93 | Active | €350,000 | €3,500 | 9.4% | 60 | 85 |
| Median comp | €500,000 | €3,528 | 10.2% | 60 | 81 |
Long-term rental The 7-bed apartment in Penha de França, listed at €640,000, presents an attractive opportunity with a gross yield of 4.9%. Given the 13.8% gap from its fair value of €742,312, this property is well-positioned for steady rental income in a desirable neighborhood. Short-term vacation rental With its central location in Lisbon and appealing neighborhood rating of 82/100, this property could also thrive as a short-term vacation rental. The fair value assessment indicates that the apartment is currently subvalued, offering a lucrative investment opportunity for managing transient stays. Buy-and-hold Investing in this 7-bed apartment for a buy-and-hold strategy aligns with the overall growth in the Lisbon property market, bolstered by the area's strong amenities and vibrant tenant demographics. Given its fair value is significantly higher than the listing price, the property promises solid appreciation potential over time.
Tenant turnover risk With a tenant stability score of 75/100, there is a potential risk of higher turnover rates which could lead to increased vacancy costs and inconsistent rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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