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.
1-bedroom, 1-bathroom studio of 33 m², built in 1994, energy rating F. Located on rua de São Sebastião da Pedreira, Avenidas Novas parish, Lisbon municipality, Lisbon district. Property Feature: The large exclusive-use terrace offers an invaluable outdoor space for potential renovation, while the attic presents unique opportunities for additional storage or creative use. Location Context: Situated within walking distance to vibrant public transport links and essential commercial amenities in downtown Lisbon, enhancing the property’s appeal.
The valuation. The asking price of €299,000 significantly exceeds the fair value of €116,669 by €182,331, or 61.0%. This property is therefore considered overpriced and does not present a justified investment opportunity based on its intrinsic value.
Fair value modelled at €116,669 from the area baseline, adjusted for condition and location. Asking €299,000 sits €182,331 (61.0%) above — overpriced versus fair value.
Asking €299,000 versus the rua de São Sebastião da Pedreira area baseline of €202,356 (€6,132/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 20/100 (Condition 15 · Materials 18 · Room dimensions 25). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 79/100 (Housing Market 90 · Amenities 85 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua de São Sebastião da Pedreira
Area baseline €202,356 + condition -€28,359 + location +€15,075 = modelled fair value of €116,669 (€3,535/m²), a €182,331 (61.0%) gap versus the €299,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São Sebastião da Pedreira | Subject | €299,000 | €9,061 | — | 15 | 79 |
| calçada do Cardeal, 26 | Active | €175,000 | €3,125 | 65.5% | — | 80 |
| Penha de França · 0dcea1 | Active | €174,900 | €5,642 | 37.7% | 18 | 85 |
| rua Professor Mira Fernandes | Active | €295,000 | €4,470 | 50.7% | 28 | 80 |
| Avenidas Novas · 001908 | Active | €650,000 | €6,771 | 25.3% | 25 | 78 |
| Median comp | €235,000 | €5,056 | 44.2% | 25 | 80 |
Long-term rental Given the property’s fair value of €116,669 and its listing at €299,000, this investment presents a risk as it is overpriced by 61.0%. The projected yield of 3.5% gross does not justify the excessive purchase price, even in a high-demand area like Avenidas Novas. Short-term vacation rental With the current listing price significantly above fair value, a short-term vacation rental strategy is unfeasible as the property is overpriced by 61.0%. While the neighborhood boasts a solid rating of 79/100, the condition score of 20/100 indicates substantial renovation needs, eroding potential returns further. Buy-and-hold Investing in a buy-and-hold strategy is not advisable for this property, as it is overpriced at €299,000 compared to the fair market value of €116,669, representing a 61.0% gap. The low gross yield of 3.5% combined with the poor condition rating suggests that holding this property would not generate optimal returns over time.
Reduced Tenant Retention Risk With a tenant stability score of 70/100, there is a notable risk of tenant turnover, which could increase vacancy rates and affect income stability.
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