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, 2-bathroom apartment of 105 m² on the 5th floor, built in 1977, energy rating C. Located on rua Dom Luís de Noronha, 5, Avenidas Novas parish, Lisbon municipality, Lisbon district. This apartment includes two balconies that enhance both natural light and connectivity between living spaces, creating a harmonious atmosphere ideal for entertaining and relaxation.
The valuation. The asking price of €850,000 is significantly above its fair value of €458,187, resulting in an overpricing of €391,813 (46.1%). This assessment indicates the property is overpriced. Buy-to-flip angle. The buy-to-flip strategy would involve renovating the apartment to enhance its appeal and potentially increasing its market value, although the current pricing presents challenges for profitable resale. Buy-to-let angle. With a gross yield of 2.3%, the rental income strategy would generate approximately €1,629 per month, but the relatively low yield limits the attractiveness for long-term buy-and-hold investment.
Fair value modelled at €458,187 from the area baseline, adjusted for condition and location. Asking €850,000 sits €391,813 (46.1%) above — overpriced versus fair value.
Asking €850,000 versus the rua Dom Luís de Noronha, 5 area baseline of €413,490 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 70 · Materials 75 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
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 Dom Luís de Noronha, 5
Area baseline €413,490 + condition -€4,922 + location +€49,619 = modelled fair value of €458,187 (€4,364/m²), a €391,813 (46.1%) gap versus the €850,000 asking price.
Long-term rental The property is priced at €850,000, significantly exceeding the fair value of €458,187, indicating an overpricing of 46.1%. With a yield of only 2.3%, and in light of the current market conditions, long-term rental may fail to yield adequate returns on investment. Buy-and-hold Given the property’s overvaluation relative to its fair market value, investing in a buy-and-hold strategy may lead to diminished long-term capital appreciation potential. The high entry cost of €850,000 could hinder overall investment growth in a market where fair value is considerably lower. Family rental Although the location offers urban benefits and is in demand, the overpriced nature of this property at €850,000 does not align with a solid family rental investment strategy. The gross yield of 2.3% further suggests that the financial returns may not sufficiently support family-oriented rental objectives.
Economic Vulnerability The property faces a risk of economic vulnerability with a stability score of 80/100, indicating potential fluctuations in local economic conditions that could impact rental income and property value. Tenant Turnover With a tenant stability score of 75/100, there is an elevated risk of tenant turnover, which could lead to increased vacancy periods and associated costs.
