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.
1-bedroom, 1-bathroom penthouse of 56 m² on the 7th floor, built in 1973, energy rating E. Located on rua Luis Pinto Moitinho, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: This penthouse boasts an expansive rooftop terrace providing dramatic city and river views, perfect for outdoor entertaining or relaxing in the heart of Lisbon's vibrant atmosphere.
The valuation. The asking price of €397,500 is €42,559 (12.0%) above the fair value of €354,941, indicating that the property is overpriced. Investors should be cautious when considering this premium asking price. Buy-to-flip angle. With strategic renovations, the property could be resold at a higher price point, though it is currently priced above fair market value. A quick turnaround in this vibrant central location may yield moderate profits. Buy-to-let angle. The estimated rental income of €1,060 per month equates to a gross yield of 3.2%, reflecting a stable but lower return in a competitive rental market. Long-term rental strategies could focus on capitalizing on the area's strong demand for housing.
Fair value modelled at €354,941 from 6 comparable sales in the area. Asking €397,500 sits €42,559 (12.0%) above — overpriced versus fair value.
Asking €397,500 versus the rua Luis Pinto Moitinho area baseline of €336,943 (€6,017/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €336,943, adjusted for condition and micro-location, gives a modelled fair value of €354,941 (€6,338/m²), a €42,559 (12.0%) gap versus the €397,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Luis Pinto Moitinho | Subject | €397,500 | €7,098 | — | 68 | 87 |
| rua Tomás da Anunciação, 70 | Active | €450,000 | €10,465 | 47.4% | 68 | 83 |
| rua Coronel Luna de Oliveira | Active | €315,000 | €5,727 | 19.3% | 72 | 83 |
| rua da Esperança do Cardal | Active | €247,000 | €6,500 | 8.4% | 75 | 82 |
| São Vicente · f14ccf | Active | €249,000 | €9,577 | 34.9% | 68 | 78 |
| Median comp | €282,000 | €8,039 | 13.2% | 70 | 83 |
Long-term rental Given the property's current valuation at €397,500—12.0% above the fair value of €354,941—investing in a long-term rental strategy would be financially unsound. Even with the strong tenant quality associated with the central Lisbon area, the gross yield of 3.2% does not justify the premium pricing. Short-term vacation rental While the property is located in a central area of Lisbon known for its amenities and safety, its selling price is excessively high compared to its fair value, making a short-term vacation rental strategy less appealing. A yield of 3.2% is inadequate for the current investment level, posing risks in this competitive rental landscape. Buy-and-hold The buy-and-hold strategy would be challenged by the property being overpriced at €397,500 when the fair value is assessed at €354,941, signaling a notable risk for long-term appreciation. With the overall condition rating of 72/100 and a modest yield of 3.2%, the potential for value growth does not compensate for the entry price premium. Not ideal for: Student housing
Tenant turnover risk With a tenant stability score of 80/100, there is a potential risk of tenant turnover that could affect cash flow stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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