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 penthouse of 65 m² on the 3rd floor, energy rating C. Located on largo da Graça e Funicular, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: This penthouse boasts high ceilings and skylights in the attic office, enhancing its spaciousness and natural light. Location: Positioned just 15 meters from the renowned via Graça restaurant, it offers proximity to cultural landmarks and stunning views over the city and Tagus River.
The valuation. The asking price of €499,800 exceeds the fair value of €379,704 by €120,096 or 31.6%. This property is considered overpriced given the substantial gap between the asking and fair values.
Fair value modelled at €379,704 from 6 comparable sales in the area. Asking €499,800 sits €120,096 (31.6%) above — overpriced versus fair value.
Asking €499,800 versus the largo da Graça e Funicular area baseline of €353,034 (€5,431/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €353,034, adjusted for condition and micro-location, gives a modelled fair value of €379,704 (€5,842/m²), a €120,096 (31.6%) gap versus the €499,800 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo da Graça e Funicular | Subject | €499,800 | €7,689 | — | 79 | 85 |
| rua Diogo Bernardes | Active | €550,000 | €5,914 | 23.1% | 72 | 83 |
| beco de São Luís da Pena | Active | €360,000 | €5,538 | 28.0% | 74 | 84 |
| rua das Farinhas | Active | €450,000 | €5,769 | 25.0% | 78 | 83 |
| rua dos Fanqueiros S / N | Active | €1,050,000 | €4,907 | 36.2% | 75 | 86 |
| Median comp | €500,000 | €5,654 | 26.5% | 75 | 84 |
Long-term rental The 3-bed penthouse in Arroios is overpriced with a market gap of 31.6% compared to its fair value of €379,704. Given the 3.2% gross yield, investors may face challenges in achieving attractive returns in the competitive rental market. Short-term vacation rental This property, listed at €499,800, is not positioned as a value investment for short-term vacation rentals due to its significant overpricing. With an attractive neighbourhood score of 85/100, potential earnings could be undermined by the high purchase price. Buy-and-hold Despite the appealing location and amenities, this penthouse's current price makes it an unwise buy-and-hold strategy choice, as it is overpriced by 31.6%. Long-term appreciation may not justify the elevated entry cost, limiting potential for future capital gains.
Tenant turnover risk Given a tenant stability score of 80/100, there is a potential risk of higher tenant turnover which could lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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