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.
8-bedroom, 4-bathroom penthouse of 370 m² on the 2nd floor, built in 1910, energy rating D. Located on rua da Arrábida S / N, Campo de Ourique parish, Lisbon municipality, Lisbon district. Private terrace featuring premium glass and wood finishes seamlessly extends the living space, offering a serene outdoor retreat amidst the bustling life of Lisbon's iconic Campo de Ourique.
The valuation. The asking price of €1,990,000 is positioned slightly below its fair value of €2,031,298, reflecting a minor variance of €41,298 (2.0%). Verdict: fair. Buy-to-flip angle. The penthouse can be renovated further to enhance its appeal and then sold quickly for a profit due to rising real estate demand in the Campo de Ourique area. Buy-to-let angle. With an estimated gross rental income of €5,141 per month, this property offers a gross yield of 3.1%, making it an attractive option for long-term rental strategies in a vibrant neighborhood.
Fair value modelled at €2,031,298 from 6 comparable sales in the area. Asking €1,990,000 sits €41,298 (2.0%) below — the upside to fair value.
Asking €1,990,000 versus the rua da Arrábida S / N area baseline of €2,000,588 (€5,407/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 below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €2,000,588, adjusted for condition and micro-location, gives a modelled fair value of €2,031,298 (€5,490/m²), a €41,298 (2.0%) gap versus the €1,990,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Arrábida S / N | Subject | €1,990,000 | €5,378 | — | 70 | 85 |
| Campo de Ourique · 5e62d9 | Active | €2,300,000 | €6,117 | 13.7% | 70 | 83 |
| Alcântara · 225c96 | Active | €1,720,000 | €4,300 | 20.1% | 75 | 78 |
| alameda Dom Afonso Henriques | Active | €1,100,000 | €5,473 | 1.8% | 78 | 83 |
| alameda Dom Afonso Henriques | Active | €1,100,000 | €5,473 | 1.8% | 81 | 78 |
| Median comp | €1,410,000 | €5,473 | 1.8% | 77 | 81 |
Long-term rental The 8-bed penthouse in Campo de Ourique can yield a gross return of 3.1%, which is typical for the area given its strong housing demand and appealing amenities. However, with a fair value closely aligned to the listing price, this investment may not present substantial upside potential for long-term growth. Buy-and-hold Investing in this property as a buy-and-hold might provide stable cash flow due to Lisbon's status as a cultural and employment hub with solid tenant quality. Nevertheless, the small gap of 2.0% from fair value indicates that capital appreciation over time may be limited, suggesting a conservative approach to expected returns. Short-term vacation rental While the property's size and location are advantageous for short-term vacation rentals, the gross yield of 3.1% suggests that profitability may not be as high as hoped, given the rising competition and regulatory environment in Lisbon. Since the property is fairly priced, potential investors should be cautious about overestimating its revenue-generating capabilities in a saturated market.
Tenant default risk With a tenant stability score of 70/100, there is a notable risk of tenant defaults impacting rental income 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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