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 61 m², built in 1988, energy rating D. Located Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: This ground-floor apartment features not only a spacious private terrace but also retains elements of traditional Portuguese design, highlighted by intricate tile work in the kitchen area.
The valuation. The asking price of €390,000 indicates a substantial deviation from the fair value of €317,824, suggesting it is overpriced by €72,176 (22.7%). This could deter potential buyers looking for a reasonable investment. Buy-to-flip angle. For a buy-to-flip strategy, significant renovations would be necessary to attract high bids, considering the current finishes and likely market demand. This investment could provide returns only through careful enhancement and the right timing in resale. Buy-to-let angle. The gross yield of 3.5% indicates a monthly income of approximately €1,138, which may appeal to family renters in a mixed neighborhood like Penha de França. However, the rental market dynamics should be carefully assessed to ensure consistent occupancy rates.
Fair value modelled at €317,824 from 6 comparable sales in the area. Asking €390,000 sits €72,176 (22.7%) above — overpriced versus fair value.
Asking €390,000 versus the Penha de França, Lisbon, Lisbon area baseline of €274,372 (€4,498/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €274,372, adjusted for condition and micro-location, gives a modelled fair value of €317,824 (€5,210/m²), a €72,176 (22.7%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Penha de França · a0cb4e | Subject | €390,000 | €6,393 | — | 72 | 84 |
| rua Marcos Portugal | Active | €518,000 | €7,400 | 15.7% | 72 | 90 |
| rua Rosália de Castro, 1 | Active | €435,000 | €7,909 | 23.7% | 67 | 78 |
| São Vicente · 4d4585 | Active | €330,000 | €4,125 | 35.5% | 60 | 87 |
| Beato · f46d3b | Active | €235,000 | €5,875 | 8.1% | 68 | 79 |
| Median comp | €382,500 | €6,638 | 3.8% | 68 | 83 |
Buy-and-hold The 2-bed apartment in Penha de França is overpriced at €390,000 compared to its fair value of €317,824, reflecting a gap of 22.7%. This limited upside potential indicates that holding this property may not yield favorable returns over time due to its current valuation. Long-term rental With a gross yield of only 3.5%, the 2-bed apartment shows limited rental income potential relative to its high listing price. This makes the property less attractive for long-term renting, especially in a competitive housing market. Family rental Although the neighborhood offers high tenant quality and amenities, the apartment's price significantly outstrips its fair value, making it a challenging choice for families seeking value. Families may find better options elsewhere that align more closely with their budgetary considerations. Not ideal for The property is not suited for student housing or short-term vacation rentals due to its high price relative to potential occupancy rates and demand. This restricts the investment flexibility typically sought in such high-demand rental markets.
Tenant turnover risk High tenant turnover may lead to inconsistent rental income, especially with a tenant stability score of 70/100, indicating potential challenges in maintaining occupancy rates.
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