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, 1-bathroom apartment of 61 m² on the 5th floor, built in 1924, energy rating D. Located on rua Carvalho Araújo, Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a spacious west-facing balcony with an open view that floods the interior with afternoon light, enhancing its charm for potential rentals.
The valuation. The asking price of €360,000 sits significantly above the fair value of €304,765, indicating an overvaluation of €55,235 (18.1%). This price reflects market conditions that have not aligned with realistic assessments of property value. Buy-to-flip angle. With the property condition rated at 58/100 and average quality materials used, there is limited potential for significant appreciation in value through flipping. The resale strategy may yield modest returns, constrained by the current asking price. Buy-to-let angle. The property offers an estimated gross yield of 4.5% with projected monthly rental income of €1,350. Given the stable tenant pool in this mixed neighborhood, long-term rental strategies are viable and may yield consistent cash flow.
Fair value modelled at €304,765 from 6 comparable sales in the area. Asking €360,000 sits €55,235 (18.1%) above — overpriced versus fair value.
Asking €360,000 versus the rua Carvalho Araújo area baseline of €282,196 (€4,626/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 58/100 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 €282,196, adjusted for condition and micro-location, gives a modelled fair value of €304,765 (€4,996/m²), a €55,235 (18.1%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Carvalho Araújo | Subject | €360,000 | €5,902 | — | 60 | 73 |
| rua Conde de Nova Goa | Active | €550,000 | €6,548 | 10.9% | — | 79 |
| Penha de França · 1e625c | Active | €390,000 | €3,900 | 33.9% | — | 83 |
| rua Poeta Mílton | Active | €475,000 | €3,958 | 32.9% | 62 | 82 |
| calçada de Arroios, 55 | Active | €330,000 | €5,500 | 6.8% | 67 | 84 |
| Median comp | €432,500 | €4,729 | 19.9% | 65 | 83 |
Long-term rental The property in Penha de França is priced at €360,000, which is 18.1% above its fair value of €304,765, indicating it is overpriced. Given the stable tenant pool in this mixed urban-suburban area, potential yields of 4.5% gross may not be sufficient to justify this higher valuation for long-term rental investors. Family rental With a fair value gap of 18.1%, this 3-bed apartment at €360,000 is overpriced for families seeking longer-term accommodation. The neighborhood's amenities and stable tenant quality may attract families, but the inflated price premium undermines the investment opportunity. Buy-and-hold While the area boasts a respectable neighborhood rating of 73/100, the apartment's listing price of €360,000 reflects an 18.1% overvaluation against its fair value. This overpricing diminishes the potential for capital appreciation in a buy-and-hold strategy despite the mixed urban environment. Not ideal for short-term vacation rental The property’s current price exceeds fair value by 18.1%, making it a less attractive option for short-term vacation rentals. With the current market climate and amenities, the higher valuation could limit rental demand and profitability in this segment. Not ideal for student housing Priced at €360,000, the property is 18.1% overpriced compared to its fair value, which poses a risk for attracting student renters. The competitive nature of student housing in Lisbon requires better pricing to attract this demographic. Not ideal for luxury market At €360,000, the property's valuation is 18.1% above the fair value, suggesting it is overpriced for the luxury market. The mixed urban-suburban setting lacks the premium characteristics typically appealing to luxury buyers, further complicating potential returns in this market segment.
[Tenant Stability Risk] The tenant stability score of 65/100 suggests potential volatility in tenant retention, which could lead to increased vacancy rates and fluctuating income levels for the property.
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