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 55 m², energy rating E. Located on praça Paiva Couceiro, Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts a small balcony with views over Praça Paiva Couceiro, enhancing its appeal and providing a charming outdoor space in a vibrant neighborhood.
The valuation. The asking price of €349,000 sits €55,868 (19.1%) above the fair value of €293,132, indicating that the property is overpriced. Buyers should consider this discrepancy when evaluating potential investment returns.
Fair value modelled at €293,132 from 5 comparable sales in the area. Asking €349,000 sits €55,868 (19.1%) above — overpriced versus fair value.
Asking €349,000 versus the praça Paiva Couceiro area baseline of €235,220 (€4,277/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €235,220, adjusted for condition and micro-location, gives a modelled fair value of €293,132 (€5,330/m²), a €55,868 (19.1%) gap versus the €349,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça Paiva Couceiro | Subject | €349,000 | €6,345 | — | 74 | 84 |
| avenida Almirante Reis | Active | €495,000 | €4,950 | 22.0% | 74 | 80 |
| rua da Adiça, 37 | Active | €485,000 | €5,330 | 16.0% | 74 | 84 |
| Penha de França · 627436 | Active | €449,900 | €7,256 | 14.4% | 75 | 83 |
| rua do Vale de Santo António, 215 | Active | €415,000 | €5,321 | 16.2% | 73 | 83 |
| Median comp | €467,450 | €5,326 | 16.1% | 74 | 83 |
Long-term rental The 2-bed apartment in Penha de França is currently listed at €349,000, which is 19.1% higher than its fair value of €293,132, indicating the property is overpriced. With a gross yield of 3.6%, this investment may not provide sufficient returns in the long-term rental market given the current pricing. Buy-and-hold While the 76/100 condition rating of the apartment suggests it is in decent shape, the 19.1% gap from fair value indicates that this buy-and-hold strategy may not yield favorable returns in the future. The overpriced status and moderate gross yield of 3.6% could lead to disappointment for investors looking for appreciation over time. Family rental Although the neighborhood scores an 84/100 for tenant quality, making it a potentially attractive option for family rental, the property is overpriced by 19.1% compared to its fair value. This premium may deter families from seeing the value in renting at this rate, impacting occupancy rates and rental income potential.
Economic Sensitivity A slight downturn could impact tenant stability given the high economic stability score of 90, which may not fully safeguard against fluctuations affecting the 80 tenant stability score.
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