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.
5-bedroom, 3-bathroom apartment of 198 m², built in 1995, energy rating C. Located on avenida Marquês de Tomar, 92C, Avenidas Novas parish, Lisbon municipality, Lisbon district. This property offers exclusive access to a single apartment per floor, ensuring enhanced privacy and security in the heart of Avenidas Novas, Lisbon.
The valuation. The asking price of €1,700,000 significantly exceeds the fair value of €899,613, marking a staggering €800,387 (47.1%) discrepancy. This property is objectively overpriced in the current market conditions.
Fair value modelled at €899,613 from the area baseline, adjusted for condition and location. Asking €1,700,000 sits €800,387 (47.1%) above — overpriced versus fair value.
Asking €1,700,000 versus the avenida Marquês de Tomar, 92C area baseline of €1,134,144 (€5,728/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida Marquês de Tomar, 92C
Area baseline €1,134,144 + condition +€23,203 + location +€96,686 = modelled fair value of €899,613 (€4,543/m²), a €800,387 (47.1%) gap versus the €1,700,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Marquês de Tomar, 92C | Subject | €1,700,000 | €8,586 | — | 80 | 81 |
| rua Actor Vale | Active | €1,120,000 | €5,091 | 40.7% | 82 | 82 |
| rua da Condessa Sobre | Active | €1,500,000 | €8,287 | 3.5% | 75 | 83 |
| avenida Estados Unidos da América | Active | €1,200,000 | €6,000 | 30.1% | 72 | 80 |
| alameda Dom Afonso Henriques | Active | €1,300,000 | €6,667 | 22.4% | 85 | 81 |
| Median comp | €1,250,000 | €6,334 | 26.2% | 79 | 82 |
Long-term rental The 5-bed apartment in Avenidas Novas is clearly overpriced, with a fair value of €899,613 compared to the listing price of €1,700,000, representing a significant gap of 47.1%. The gross yield of 0% and the apartment's condition score of 83/100 indicate that it would not provide a favorable return in the long-term rental market. Buy-and-hold Investing in this property for a buy-and-hold strategy seems ill-advised as its market price exceeds the fair value by 47.1%, pointing to significant overvaluation. The current yield is 0%, and with a condition score of 83/100, the potential for appreciation in value is questionable given the high entry point. Luxury market This 5-bed apartment, while located in a prime central neighborhood of Lisbon, is overpriced, indicating that the luxury market segment may not support such a high asking price of €1,700,000 compared to a fair valuation of €899,613. The combination of a 0% gross yield and an overall condition score of 83/100 raises concerns about the long-term viability of such an investment in the luxury sector.
Tenant turnover risk High tenant turnover is a concern, particularly with a tenant stability score of 70/100, indicating potential vacancy periods.
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