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 67 m² on the 3rd floor, built in 1989. Located on alameda e Fonte Luminosa, Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment features a pantry for additional storage and offers views from two fronts, enhancing natural light and ventilation throughout the space.
The valuation. The asking price of €400,000 is €69,487 (21.0%) above its fair value of €330,513. This indicates that the property is overpriced.
Fair value modelled at €330,513 from 6 comparable sales in the area. Asking €400,000 sits €69,487 (21.0%) above — overpriced versus fair value.
Asking €400,000 versus the alameda e Fonte Luminosa area baseline of €276,017 (€4,120/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 €276,017, adjusted for condition and micro-location, gives a modelled fair value of €330,513 (€4,933/m²), a €69,487 (21.0%) gap versus the €400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| alameda e Fonte Luminosa | Subject | €400,000 | €5,970 | — | 64 | 81 |
| São Vicente · 467f6e | Active | €395,000 | €4,938 | 17.3% | 70 | 84 |
| praça João de Azevedo Coutinho | Active | €410,000 | €5,256 | 12.0% | 72 | 79 |
| rua das Escolas Gerais, 34 | Active | €397,750 | €4,323 | 27.6% | 63 | 81 |
| rua de São Miguel | Active | €300,000 | €4,286 | 28.2% | 60 | 84 |
| Median comp | €396,375 | €4,631 | 22.4% | 67 | 83 |
Long-term rental Given the property's gross yield of 3.7% in a centrally located urban area, the investment may underperform against other opportunities within the Lisbon market. Additionally, the 21% gap from fair value suggests a significant risk of downward price pressure, indicating that this property's long-term tenure may not yield the expected returns. Short-term vacation rental While the neighbourhood's amenities and urban characteristics may attract vacationers, the high asking price compared to its fair value highlights the risk of overpaying for a property that may not generate the anticipated rental income. With a fair value of €330,513, this apartment's current price of €400,000 presents a potentially unwise investment choice for a short-term rental strategy. Buy-and-hold Though Penha de França is a desirable neighbourhood, the 21% gap from fair value indicates a concerning overvaluation that could impair future appreciation potential. Consequently, investing in this property as a buy-and-hold appears to be a precarious decision given the current high pricing relative to its assessed worth.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy rates and potential loss of income.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Sign in to buy the report or use a credit
