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.
3-bedroom, 3-bathroom apartment of 184 m², built in 2018, energy rating A+. Located on avenida de Berna, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: This meticulously designed apartment offers a terrace with a jacuzzi and ambient music integration, enhancing the urban retreat experience for relaxation and socializing.
The valuation. The asking price of €1,560,000 is significantly above the fair value of €846,137, indicating it is overpriced by €713,863, or 45.8%. This disparity suggests potential difficulties in achieving a profitable sale at the current asking price.
Fair value modelled at €846,137 from the area baseline, adjusted for condition and location. Asking €1,560,000 sits €713,863 (45.8%) above — overpriced versus fair value.
Asking €1,560,000 versus the avenida de Berna area baseline of €1,053,952 (€5,728/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 89/100 (Condition 90 · Materials 85 · Room dimensions 88). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 84/100 (Housing Market 90 · Amenities 85 · Economic 95 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida de Berna
Area baseline €1,053,952 + condition +€23,000 + location +€98,545 = modelled fair value of €846,137 (€4,599/m²), a €713,863 (45.8%) gap versus the €1,560,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida de Berna | Subject | €1,560,000 | €8,478 | — | 90 | 84 |
| rua Soeiro Pereira Gomes | Active | €1,100,000 | €7,333 | 13.5% | 85 | 80 |
| rua Canto da Maya, 351D | Active | €2,999,000 | €12,983 | 53.1% | 83 | 81 |
| avenida António Augusto de Aguiar | Active | €1,860,000 | €8,857 | 4.5% | 80 | 82 |
| avenida Engenheiro Duarte Pacheco | Active | €1,400,000 | €8,092 | 4.6% | 74 | 80 |
| Median comp | €1,630,000 | €8,475 | 0% | 82 | 81 |
Long-term rental The 3-bed apartment in Avenidas Novas is overpriced by 45.8% compared to its fair value, making it difficult to achieve attractive rental yields. With a gross yield of just 2%, this property may not be a favorable option for long-term rental investment. Buy-and-hold With a listing price of €1,560,000 and a fair value of €846,137, the buy-and-hold strategy is not justified by the significant gap in valuation. The ongoing high costs paired with low yield suggest limited upside potential for capital appreciation in this acquisition. Short-term vacation rental Despite the property being situated in a central location with good amenities, its price of €1,560,000 significantly exceeds its fair value, indicating it is overpriced. The rental income generated at a 2% yield likely will not cover holding costs, diminishing its appeal as a short-term vacation rental investment.
Tenant turnover risk The tenant stability score of 75/100 suggests there may be a higher likelihood of tenant turnover, which could affect cash flow and require increased leasing effort.
