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 apartment of 67 m² on the 3rd floor, built in 1989, energy rating C. Located on rua Pedro Nunes, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Feature: This apartment features two balconies, enhancing both natural light and outdoor space, ideal for enjoying the quiet, tree-lined street in a central urban location.
The valuation. The asking price of €450,000 is significantly higher than the fair value of €299,494, resulting in a difference of €150,506, which equates to 33.4%. This property is therefore overpriced.
Fair value modelled at €299,494 from the area baseline, adjusted for condition and location. Asking €450,000 sits €150,506 (33.4%) above — overpriced versus fair value.
Asking €450,000 versus the rua Pedro Nunes area baseline of €383,776 (€5,728/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 74 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Pedro Nunes
Area baseline €383,776 + condition +€2,931 + location +€32,717 = modelled fair value of €299,494 (€4,470/m²), a €150,506 (33.4%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Pedro Nunes | Subject | €450,000 | €6,716 | — | 74 | 81 |
| calçada da Picheleira | Active | €280,000 | €5,185 | 22.8% | 76 | 83 |
| rua Duque de Palmela | Active | €528,000 | €10,154 | 51.2% | 80 | 90 |
| rua Conceição da Glória | Active | €578,000 | €13,136 | 95.6% | 80 | 82 |
| avenida Santos Dumont, 63 | Active | €368,900 | €7,685 | 14.4% | 75 | 90 |
| Median comp | €448,450 | €8,920 | 32.8% | 78 | 87 |
Long-term rental The property in Avenidas Novas presents a gross yield of 3.8%, indicating limited potential for strong returns. Given the fair value assessment of €299,494, the asking price of €450,000 suggests that this investment is overpriced by 33.4%. Short-term vacation rental While short-term rentals can leverage tourism in Lisbon, the current asking price places this opportunity in a problematic financial position, with a fair value significantly lower at €299,494. The gap of 33.4% indicates that the property is overpriced, making it a less appealing option for potential rental income compared to its fair market value. Buy-and-hold The buy-and-hold strategy may be compromised by the high price tag of €450,000, which surpasses the calculated fair value of €299,494 by 33.4%. This significant overpricing suggests that holding onto this property may not yield the desired appreciation or rental income in the future. Not ideal for student housing Given the price and investment metrics, this property is not positioned effectively for student housing despite its favorable location and neighbourhood ratings. The current market conditions and fair valuation signal that potential returns do not justify the investment for this demographic.
Tenant turnover risk A tenant stability score of 70/100 suggests a moderate likelihood of tenant turnover, which could lead to increased vacancy rates and inconsistent rental income.
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