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.
4-bedroom, 2-bathroom apartment of 100 m² on the 1st floor, energy rating D. Located on rua Frei Manuel do Cenáculo, Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes a large pantry, providing extra storage space and potential for customization in the kitchen area, enhancing functionality for modern living.
The valuation. The asking price of €398,000 is just below the fair value of €409,340, making it a fair deal in the current market. This positions the property at a 2.8% discount to its intrinsic worth.
Fair value modelled at €409,340 from 6 comparable sales in the area. Asking €398,000 sits €11,340 (2.8%) below — the upside to fair value.
Asking €398,000 versus the rua Frei Manuel do Cenáculo area baseline of €383,795 (€3,838/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 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 €383,795, adjusted for condition and micro-location, gives a modelled fair value of €409,340 (€4,093/m²), a €11,340 (2.8%) gap versus the €398,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Frei Manuel do Cenáculo | Subject | €398,000 | €3,980 | — | 50 | 83 |
| Penha de França · 483a93 | Active | €350,000 | €3,500 | 12.1% | 60 | 85 |
| Beato · 3df432 | Active | €475,000 | €4,318 | 8.5% | — | 81 |
| Penha de França · 43923a | Active | €530,000 | €3,869 | 2.8% | 62 | 83 |
| rua Agostinho Lourenço | Active | €650,000 | €5,328 | 33.9% | 45 | 77 |
| Median comp | €502,500 | €4,094 | 2.9% | 60 | 82 |
Long-term rental The property in Penha de França presents a gross yield of 4.3%, which is reasonable given its fair value aligns closely with the listing price. The area's high tenant quality and robust demand from both tourists and expats provide a stable rental income potential. Short-term vacation rental With a strong neighbourhood score of 83/100, this apartment benefits from high tourist traffic, making it a viable option for short-term vacation rentals. However, the gross yield of 4.3% indicates that pricing may already reflect this demand, positioning the property at fair market value. Buy-and-hold Investing in this property as a buy-and-hold strategy could yield moderate returns, as it sits at a fair valuation of €398,000 compared to its fair market value of €409,340. The enduring appeal of the Penha de França area ensures that property values are likely to remain stable in the long term. Not ideal for: Student housing Given the current condition rating of 55/100, the property may not be suited for the demands of student housing, which often requires higher standards for tenants. Therefore, a more stable tenant profile would be advisable for this investment.
Potential Tenant Turnover The tenant stability score of 75/100 indicates a moderate risk of turnover, suggesting that 25% of tenants may not renew their leases, which can lead to increased vacancy rates and additional 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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