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 64 m², energy rating E. Located on rua Lopes, 111, Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: The sunroom provides seamless access to the terrace, enhancing the indoor-outdoor living experience, while the neighborhood boasts a vibrant atmosphere with essential amenities nearby.
The valuation. The asking price of €318,000 is situated slightly above the fair value of €314,717, indicating a difference of €3,283 (1.0%). This suggests the property is priced fairly but not competitively.
Fair value modelled at €314,717 from 6 comparable sales in the area. Asking €318,000 sits €3,283 (1.0%) above — overpriced versus fair value.
Asking €318,000 versus the rua Lopes, 111 area baseline of €329,801 (€5,153/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 39/100 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 €329,801, adjusted for condition and micro-location, gives a modelled fair value of €314,717 (€4,917/m²), a €3,283 (1.0%) gap versus the €318,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Lopes, 111 | Subject | €318,000 | €4,969 | — | 40 | 84 |
| travessa da Peixeira, 30 | Active | €340,000 | €4,857 | 2.2% | 22 | 82 |
| rua Lopes, 111 | Active | €270,000 | €4,219 | 15.1% | 45 | 81 |
| avenida Mouzinho de Albuquerque, 20 | Active | €440,000 | €5,570 | 12.1% | 30 | 84 |
| Misericórdia · f14c43 | Active | €260,000 | €6,190 | 24.6% | 45 | 74 |
| Median comp | €305,000 | €5,214 | 4.9% | 38 | 82 |
Long-term rental The property presents a gross yield of 4.1%, which aligns with the expectations for stable long-term rental income in an urban area like Penha de França. Despite the fair value being slightly below the listing price, the high neighbourhood rating of 84/100 suggests consistent demand from quality tenants. Buy-and-hold While the current listing price reflects a minor gap from fair value, the strong cultural and economic factors in the area indicate potential for long-term appreciation in property value. The prime location and high rating for amenities further support the buy-and-hold strategy as a sound investment decision. Luxury market Although positioned in a desirable location, the property may not meet the characteristics typically sought after in the luxury market segment given its current condition rating of 39/100. Eschewing luxury branding, its listing price remains fair versus the neighborhood's high reputation for desirability and livability.
Tenant turnover risk With a tenant stability score of 80/100, there is a moderate risk of tenant turnover, which may impact rental income and increase vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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