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, 2-bathroom apartment of 240 m², energy rating B. Located on parque Eduardo VII, Avenidas Novas parish, Lisbon municipality, Lisbon district. This apartment features a seamless blend of classic and contemporary design elements, with an expansive social area that is bathed in natural light and ideal for entertaining.
The valuation. The asking price of €1,390,000 sits significantly above the fair value of €1,090,470, representing a difference of €299,530 (21.5%). Verdict: overpriced. Buy-to-flip angle. The property could be renovated and marketed for resale, targeting higher-end buyers to capitalize on Lisbon’s growing luxury market. Buy-to-let angle. With a gross yield of 4%, estimated monthly rental income of €4,633 offers a stable return, appealing to families seeking long-term housing in a well-rated neighborhood.
Fair value modelled at €1,090,470 from the area baseline, adjusted for condition and location. Asking €1,390,000 sits €299,530 (21.5%) above — overpriced versus fair value.
Asking €1,390,000 versus the parque Eduardo VII area baseline of €1,374,720 (€5,728/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 82/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
parque Eduardo VII
Area baseline €1,374,720 + condition +€24,375 + location +€120,975 = modelled fair value of €1,090,470 (€4,544/m²), a €299,530 (21.5%) gap versus the €1,390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque Eduardo VII | Subject | €1,390,000 | €5,792 | — | 80 | 82 |
| São Vicente · 090190 | Active | €490,000 | €6,622 | 14.3% | 78 | 82 |
| Misericórdia · 001812 | Active | €480,000 | €11,429 | 97.3% | 75 | 83 |
| largo Conde-Barão | Active | €620,000 | €8,378 | 44.7% | 78 | 83 |
| São Vicente · 024223 | Active | €360,000 | €5,000 | 13.7% | 75 | 86 |
| Median comp | €485,000 | €7,500 | 29.5% | 77 | 83 |
Long-term rental The property is overpriced by 21.5%, with a fair value of €1,090,470 versus a listing price of €1,390,000. A yield of only 4% gross indicates that this investment may not generate sufficient returns over the long term. Buy-and-hold Acquiring this property entails an initial investment that exceeds its fair market value by 21.5%, making it less attractive for a buy-and-hold strategy. Its yield of 4% gross fails to offer compelling returns when considering the higher purchase price. Family rental Although suitable for family rental, the property is currently overpriced at €1,390,000 compared to its fair value of €1,090,470. The gross yield of 4% suggests that rental income may not justify the elevated investment cost for families seeking a rental opportunity.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancies and associated costs.
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