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 262 m². Located on avenida da República, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: This top-floor apartment features three independent living rooms, each with a fireplace, and a continuous balcony with exceptional sun exposure, ideal for entertaining. Location Benefits: Its flexible structure allows for future layout changes, providing options to create two independent units.
The valuation. The asking price of €1,600,000 sits €413,664 (25.9%) above the fair value of €1,186,336, indicating that the property is overpriced.
Fair value modelled at €1,186,336 from the area baseline, adjusted for condition and location. Asking €1,600,000 sits €413,664 (25.9%) above — overpriced versus fair value.
Asking €1,600,000 versus the avenida da República area baseline of €1,500,736 (€5,728/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 78 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 82/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
avenida da República
Area baseline €1,500,736 + condition +€22,516 + location +€132,065 = modelled fair value of €1,186,336 (€4,528/m²), a €413,664 (25.9%) gap versus the €1,600,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida da República | Subject | €1,600,000 | €6,107 | — | 78 | 82 |
| rua Rodrigo da Fonseca | Active | €1,450,000 | €8,056 | 31.9% | 78 | 82 |
| avenida João Crisóstomo, 44 | Active | €1,100,000 | €8,088 | 32.4% | 85 | 85 |
| Alvalade · 001685 | Active | €1,090,000 | €7,032 | 15.2% | 75 | 84 |
| avenida da República | Active | €1,090,000 | €7,032 | 15.2% | 82 | 85 |
| Median comp | €1,095,000 | €7,544 | 23.5% | 80 | 85 |
Long-term rental The property is overpriced at €1,600,000, significantly exceeding its fair value of €1,186,336, which indicates a 25.9% gap. With a gross yield of only 2.5%, the investment returns are unlikely to justify the elevated acquisition price. Buy-and-hold This property, while located in a desirable area of Lisbon with good amenities and safety, is overpriced, making it a challenging buy-and-hold opportunity. Holding an asset purchased well above fair value limits potential appreciation and could lead to lower long-term returns. Family rental The apartment's price point of €1,600,000 is overpriced relative to its fair value, which could deter families looking for long-term rental options. Given the 2.5% yield, this property may not meet the financial expectations of families seeking rental stability in a desirable neighborhood.
Potential Economic Downturn: A high economic stability score of 90/100 may not fully shield the property from unforeseen market fluctuations, potentially impacting rental income despite a currently favorable environment.
