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 190 m², energy rating C. Located on parque Eduardo VII, Avenidas Novas parish, Lisbon municipality, Lisbon district. This apartment features two balconies with views of Eduardo VII Park, enhancing both its outdoor space and natural light throughout the living areas.
The valuation. The asking price of €1,350,000 exceeds the fair value of €852,802 by €497,198, which translates to a significant 36.8% premium. Based on this assessment, the property is deemed overpriced.
Fair value modelled at €852,802 from the area baseline, adjusted for condition and location. Asking €1,350,000 sits €497,198 (36.8%) above — overpriced versus fair value.
Asking €1,350,000 versus the parque Eduardo VII area baseline of €748,220 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 85 · Materials 83 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 85 · Amenities 90 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
parque Eduardo VII
Area baseline €748,220 + condition +€20,781 + location +€83,801 = modelled fair value of €852,802 (€4,488/m²), a €497,198 (36.8%) gap versus the €1,350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque Eduardo VII | Subject | €1,350,000 | €7,105 | — | 85 | 78 |
| rua do Loreto, 21 | Active | €795,000 | €4,877 | 31.4% | 80 | 85 |
| avenida dos Estados Unidos da América | Active | €975,000 | €6,250 | 12.0% | 75 | 80 |
| avenida da República | Active | €1,495,000 | €7,475 | 5.2% | 82 | 83 |
| rua José da Purificação Chaves, 10 | Active | €565,000 | €5,539 | 22.0% | 75 | 82 |
| Median comp | €885,000 | €5,895 | 17.0% | 78 | 83 |
Long-term rental The property is overpriced at €1,350,000 compared to its fair value of €852,802, leading to a significant premium of 36.8%. With a gross yield of only 2.3%, this investment lacks the financial appeal typically sought in long-term rental strategies. Buy-and-hold Given its valuation at €1,350,000, which is 36.8% above the fair market value of €852,802, this property does not present a compelling hold strategy for long-term appreciation. The subpar yield of 2.3% further detracts from its potential as a viable buy-and-hold investment. Short-term vacation rental At an asking price of €1,350,000, which exceeds the fair value by 36.8%, the property is not positioned as an attractive short-term rental opportunity. The current yield of 2.3% does not justify the investment in the competitive vacation rental market of Lisbon. Not ideal for: Student housing The pricing at €1,350,000, significantly above the fair value of €852,802, suggests it is not suited for the student housing market, where affordability is key. Additionally, the property lacks a compelling yield of 2.3%, making it less attractive for budget-conscious student tenants.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy rates and costs associated with finding new tenants.
