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 75 m², built in 1977, energy rating C. Located on rua Carlos Reis, 59, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes Daikin air conditioning in both bedrooms and a heated mirror in the bathroom, adding comfort and modern conveniences to daily living.
The valuation. The asking price of €525,000 is significantly above the fair value of €340,186, resulting in an overpricing of €184,814 (35.2%). This property is not a viable purchase for investors seeking value.
Fair value modelled at €340,186 from the area baseline, adjusted for condition and location. Asking €525,000 sits €184,814 (35.2%) above — overpriced versus fair value.
Asking €525,000 versus the rua Carlos Reis, 59 area baseline of €429,600 (€5,728/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 80 · Materials 85 · 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 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Carlos Reis, 59
Area baseline €429,600 + condition +€7,031 + location +€37,805 = modelled fair value of €340,186 (€4,536/m²), a €184,814 (35.2%) gap versus the €525,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Carlos Reis, 59 | Subject | €525,000 | €7,000 | — | 80 | 82 |
| rua Conselheiro Arantes Pedroso, 41 | Active | €450,000 | €7,031 | 0.4% | 75 | 85 |
| rua dos Mouros, 23 | Active | €365,000 | €6,186 | 11.6% | 80 | 85 |
| rua Damasceno Monteiro, 93 | Active | €380,000 | €6,129 | 12.4% | 75 | 93 |
| Lumiar · 4ba1fe | Active | €485,000 | €6,554 | 6.4% | 74 | 76 |
| Median comp | €415,000 | €6,370 | 9.0% | 75 | 85 |
Long-term rental Despite the high demand for long-term rentals in Lisbon's central area, this 2-bed apartment is overpriced at €525,000, which is 35.2% above its fair value of €340,186. With a low gross yield of 2.9%, the investment is unlikely to deliver satisfactory returns over an extended period. Buy-and-hold Holding this property in a thriving real estate market may seem appealing due to Lisbon's amenities and strong market fundamentals, but the current price significantly exceeds its justified value. The 2.9% yield and €525,000 listing price restrict the potential for meaningful appreciation that would justify such an investment. Family rental While the central location and good condition of the apartment make it a potentially attractive family rental, the €525,000 listing price renders it overpriced relative to the fair value. The tenant quality and neighborhood ratings are solid but do not sufficiently offset the lack of financial viability given the inflated asking price.
Tenant turnover risk: With a tenant stability score of 75/100, there is potential for higher turnover rates, leading to increased vacancy periods and costs.
