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 249 m², built in 1960, energy rating B. Located on rua Morais Soares, 31, Penha de França parish, Lisbon municipality, Lisbon district. This property boasts an impressive 160 square meters of private outdoor space, providing an exclusive garden retreat that enhances urban living in the heart of Lisbon.
The valuation. The asking price of €610,000 is significantly below the fair value of €1,304,639, indicating the property is subvalorizada by €694,639, or 53.2%. Buy-to-flip angle. A buy-and-flip strategy could entail renovations to enhance appeal, potentially raising the resale value significantly above the purchase price. Buy-to-let angle. With an estimated rental income of €1,525/month, the property offers a gross yield of approximately 3%, making it a solid option for long-term family rentals.
Fair value modelled at €1,304,639 from 6 comparable sales in the area. Asking €610,000 sits €694,639 (53.2%) below — the upside to fair value.
Asking €610,000 versus the rua Morais Soares, 31 area baseline of €1,100,781 (€4,421/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €1,100,781, adjusted for condition and micro-location, gives a modelled fair value of €1,304,639 (€5,240/m²), a €694,639 (53.2%) gap versus the €610,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Morais Soares, 31 | Subject | €610,000 | €2,450 | — | 62 | 79 |
| avenida da Bulgária | Active | €515,000 | €4,023 | 64.2% | 68 | 87 |
| avenida Duque de Loulé | Active | €725,000 | €5,331 | 117.6% | 85 | 85 |
| rua Doutor Álvaro de Castro, 16 | Active | €695,000 | €5,148 | 110.1% | 75 | 81 |
| rua Doutor Álvaro de Castro | Active | €725,000 | €5,370 | 119.2% | 80 | 82 |
| Median comp | €710,000 | €5,240 | 113.9% | 78 | 84 |
Long-term rental The property in Penha de França presents an appealing long-term rental opportunity with a current yield of 3%, which aligns well with the fair value of €1,304,639. The strong neighbourhood score of 79/100 assures good tenant quality and demand over time. Buy-and-hold Investing in this 2-bed apartment as a buy-and-hold strategy benefits from a significant gap to its fair value, indicating long-term appreciation potential of 53.2%. Additionally, the decent condition rating of 70/100 suggests minimal immediate renovation costs, ensuring steady cash flow for the investor. Family rental This spacious 249m² apartment is optimized for family rental due to its ample size and location within a vibrant community in Lisbon's metropolitan region. The proximity to public transportation and commercial amenities enhances its attractiveness to families seeking stable living arrangements, making it a suitable option despite the current rental yield of 3%.
Tenant turnover risk High tenant turnover may be anticipated due to a tenant stability score of 75/100, potentially leading 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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