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 141 m², built in 2006, energy rating C. Located on avenida Nuno Krus Abecassis, 30, Santa Clara parish, Lisbon municipality, Lisbon district. This property features a spacious living area with recessed lighting and boasts dual parking spaces, enhancing convenience in a central yet tranquil location.
The valuation. The asking price of €600,000 is significantly above the fair value of €227,927, reflecting an overpriced status of €372,073 (62.0%). This discrepancy indicates the property may not be a viable investment at its current listing. Buy-to-flip angle. A buy-to-flip strategy could involve renovating the high-quality finishes of the apartment before listing it again, targeting a resale price that would ideally cover the initial investment and any additional costs incurred. Buy-to-let angle. For a buy-to-let strategy, the estimated gross yield of 3.3% at about €1,650/month could provide a steady income stream, though the yield may be lower than other investment opportunities in the area.
Fair value modelled at €227,927 from the area baseline, adjusted for condition and location. Asking €600,000 sits €372,073 (62.0%) above — overpriced versus fair value.
Asking €600,000 versus the avenida Nuno Krus Abecassis, 30 area baseline of €530,583 (€3,763/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 80 · Materials 85 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida Nuno Krus Abecassis, 30
Area baseline €530,583 + condition +€17,625 + location +€19,811 = modelled fair value of €227,927 (€1,617/m²), a €372,073 (62.0%) gap versus the €600,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Nuno Krus Abecassis, 30 | Subject | €600,000 | €4,255 | — | 80 | 76 |
| rua Pablo Neruda | Active | €680,000 | €5,231 | 22.9% | 80 | 76 |
| rua Aristides de Sousa Mendes | Active | €700,000 | €5,385 | 26.5% | 74 | 79 |
| avenida de Roma, 116 | Active | €625,000 | €6,944 | 63.2% | 75 | 78 |
| avenida Rio de Janeiro, 16 | Active | €1,000,000 | €6,849 | 61.0% | 75 | 83 |
| Median comp | €690,000 | €6,117 | 43.7% | 75 | 79 |
Long-term rental The property’s current listing price of €600,000 represents a significant overvaluation with a gap of 62% compared to its fair value of €227,927. With a gross yield of only 3.3%, the return on investment does not justify the price, making it an unattractive option for long-term rental. Family rental Given its suburban location and amenities, the apartment could cater to families looking for spacious housing; however, the striking price of €600,000 compared to a fair value of €227,927 indicates a severe overpricing. The expected return, measured at a gross yield of 3.3%, does not support the premium price point, making it a less favorable choice for family rentals. Buy-and-hold The high listing price of €600,000 compared to its fair value of €227,927 suggests the property is overpriced, with a substantial 62% gap that diminishes its appeal as a buy-and-hold investment. The gross yield of 3.3% further reflects inadequate rental income in relation to the investment, discouraging a long-term hold strategy.
Economic Dependency Risk The economic stability score of 80 suggests a strong economy, but coupled with a tenant stability score of 75, there may be vulnerabilities in tenant retention that could affect rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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