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, 2-bathroom apartment of 77 m² on the 2nd floor, built in 1899, energy rating F. Located on rua Angelina Vidal, 48A, Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: The renovation includes modern, high-quality finishes in the kitchen and living areas, contrasting with unfinished hallways and bathrooms, highlighting potential for value increase post-renovation.
The valuation. The asking price of €629,900 is significantly higher than the fair value of €540,440, indicating an excessive premium of €89,460 (16.6%). This property is priced above market expectations, reflecting a current trend of overvaluation in the area.
Fair value modelled at €561,152 from 6 comparable sales in the area. Asking €459,900 sits €101,252 (18.0%) below — the upside to fair value.
Asking €459,900 versus the rua Angelina Vidal area baseline of €469,133 (€6,093/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €469,133, adjusted for condition and micro-location, gives a modelled fair value of €561,152 (€7,288/m²), a €101,252 (18.0%) gap versus the €459,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Angelina Vidal | Subject | €459,900 | €5,973 | — | 82 | 89 |
| rua Angelina Vidal, 1 | Active | €499,900 | €5,951 | 0.4% | 82 | 80 |
| rua Angelina Vidal, 1 | Active | €499,900 | €6,755 | 13.1% | 85 | 90 |
| rua Angelina Vidal, 1 | Active | €459,900 | €7,075 | 18.5% | 85 | 88 |
| rua Angelina Vidal | Active | €499,900 | €7,691 | 28.8% | 80 | 82 |
| Median comp | €499,900 | €6,915 | 15.8% | 84 | 85 |
Long-term rental Given that the property is overpriced at €629,900 compared to a fair value of €540,440, the gross yield of 2.7% does not justify the investment. The high purchase price limits potential returns in a competitive rental market in Penha de França. Short-term vacation rental While the property is located in a desirable area with an 89/100 neighbourhood score, the 16.6% gap between listing and fair value indicates an overpriced opportunity. High acquisition costs may impede the ability to generate competitive revenue in the short-term rental market. Buy-and-hold With a condition rating of 67/100 and the apartment being priced at €629,900, the investment may not yield substantial capital appreciation due to its overpriced nature. Future growth in this central Lisbon area may not compensate for the initial overvaluation seen in the current listing. Not ideal for: Student housing Due to the price being significantly above its fair value, the apartment is unlikely to attract the student demographic despite the amenities nearby. The high purchase costs make it less feasible to offer competitive rental rates that students typically seek.
Tenant turnover risk High tenant turnover could affect cash flow stability as indicated by the 80/100 Tenant stability score, potentially leading to increased vacancy rates and costs.
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