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, 3-bathroom apartment of 188 m², built in 2020, energy rating A. Located on avenida da República, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts east-facing views of Campo Pequeno and Avenida da República, complemented by premium oak wood flooring and a urban shopping center at your doorstep.
The valuation. The asking price of €1,275,000 is significantly above the fair value of €861,569, representing a premium of €413,431 (32.4%). Verdict: overpriced.
Fair value modelled at €861,569 from the area baseline, adjusted for condition and location. Asking €1,275,000 sits €413,431 (32.4%) above — overpriced versus fair value.
Asking €1,275,000 versus the avenida da República area baseline of €1,076,864 (€5,728/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 80 · Materials 90 · Room dimensions 84). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 83/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
avenida da República
Area baseline €1,076,864 + condition +€23,500 + location +€97,725 = modelled fair value of €861,569 (€4,583/m²), a €413,431 (32.4%) gap versus the €1,275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida da República | Subject | €1,275,000 | €6,782 | — | 80 | 83 |
| avenida António Augusto de Aguiar | Active | €1,860,000 | €8,857 | 30.6% | 80 | 82 |
| praça da Alegria | Active | €750,000 | €7,576 | 11.7% | 75 | 82 |
| rua Arco do Carvalhão | Active | €812,000 | €6,548 | 3.4% | 90 | 90 |
| parque Eduardo VII | Active | €1,390,000 | €5,792 | 14.6% | 80 | 82 |
| Median comp | €1,101,000 | €7,062 | 4.1% | 80 | 82 |
Long-term rental The property’s gross yield of 2.8% suggests low rental income potential relative to its price, reinforcing the assessment that it is overpriced by 32.4% compared to its fair value. Given the condition and neighborhood ratings, the investment does not offer sufficient return to justify its high listing price. Buy-and-hold While long-term holding could be a strategy, the significant discrepancy from fair value indicates that this property is overpriced at €1,275,000, which could limit capital appreciation. The current rental yield further suggests that potential gains may not offset the high entry cost for an extended holding period. Student housing The property’s listing price presents an opportunity cost as it is overpriced by 32.4%, which may hinder the ability to cater effectively to the student rental market. With the area’s amenities and tenant quality being decent, the high investment could outweigh the benefits of student housing income. Not ideal for short-term rental The high listing price reflects an exterior market pressure that diminishes its attractiveness for short-term rental potential, leading to further doubts about feasibility in a competitive landscape. Additionally, the property’s long-term rental yield implies it is not conducive to generating sufficient returns in the short term. Not ideal for luxury market Although located in Avenidas Novas, the property’s price is significantly above its fair value, making it ill-suited for the luxury market where buyers expect value at premium levels. The high entry cost without corresponding luxury features may alienate potential buyers in this segment.
Tenant turnover risk With a tenant stability score of only 60/100, there is a higher likelihood of turnover, which could lead to increased vacancy rates and potential loss of rental income.
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