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 150 m², built in 2025, energy rating A+. Located on rua Soeiro Pereira Gomes, Avenidas Novas parish, Lisbon municipality, Lisbon district. This property includes two dedicated parking spaces and access to a condominium featuring two heated pools and a state-of-the-art Technogym, enhancing the overall luxurious lifestyle.
The valuation. The asking price of €1,100,000 significantly exceeds the fair value of €679,162 by €420,838 (38.3%), indicating that the property is overpriced.
Fair value modelled at €679,162 from the area baseline, adjusted for condition and location. Asking €1,100,000 sits €420,838 (38.3%) above — overpriced versus fair value.
Asking €1,100,000 versus the rua Soeiro Pereira Gomes area baseline of €859,200 (€5,728/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 85 · Materials 80 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 85 · Amenities 85 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Soeiro Pereira Gomes
Area baseline €859,200 + condition +€17,578 + location +€70,884 = modelled fair value of €679,162 (€4,528/m²), a €420,838 (38.3%) gap versus the €1,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Soeiro Pereira Gomes | Subject | €1,100,000 | €7,333 | — | 85 | 80 |
| avenida de Berna | Active | €1,560,000 | €8,478 | 15.6% | 90 | 84 |
| rua Canto da Maya, 351D | Active | €2,999,000 | €12,983 | 77.0% | 83 | 81 |
| avenida Engenheiro Duarte Pacheco | Active | €1,400,000 | €8,092 | 10.4% | 74 | 80 |
| avenida António Augusto de Aguiar | Active | €1,860,000 | €8,857 | 20.8% | 80 | 82 |
| Median comp | €1,710,000 | €8,668 | 18.2% | 82 | 82 |
Buy-and-hold This 3-bed apartment in Avenidas Novas is overpriced at €1,100,000, which is 38.3% above its fair value of €679,162. Given the current gross yield of 2.4%, the investment does not present a compelling case for long-term appreciation or income generation. Long-term rental The long-term rental potential of this property is diminished by its estimated overvaluation, with a fair value gap of 38.3%. With the neighbourhood scoring 80/100, it may attract quality tenants, but the high entry price limits its desirability as a rental investment. Family rental While the property is situated in a desirable location, the high price point at €1,100,000 renders it overpriced and less attractive for family rental purposes. Competing properties in the market may provide better value for families seeking long-term housing solutions. Not ideal for short-term rental The property does not align with short-term rental strategies due to its overvaluation, with a gap of 38.3% from fair value. The gross yield of 2.4% implies that potential returns from such a model would be inadequate compared to market expectations. Not ideal for luxury market As a property priced at €1,100,000 yet considerably above its fair value, it is not suited for the luxury market segment. Buyers in this market typically seek properties aligned with luxury pricing standards, making this apartment less competitive.
Potential Vacancy Risk The combination of an economic stability score of 80 and a tenant stability score of 75 suggests there could be potential fluctuations in occupancy rates, impacting revenue generation during downturns.
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