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, 1-bathroom apartment of 71 m², built in 1988. Located on avenida de Berna, 44, Avenidas Novas parish, Lisbon municipality, Lisbon district. This apartment features a spacious 26 m² exclusive terrace, ideal for outdoor leisure activities, coupled with high-end common amenities like a gym and jacuzzi, enhancing urban living.
The valuation. The asking price of €669,800 is significantly above fair value by €347,775 (51.9%), indicating it is overpriced at €9,434/m² compared to a fair value of €322,025.
Fair value modelled at €322,025 from the area baseline, adjusted for condition and location. Asking €669,800 sits €347,775 (51.9%) above — overpriced versus fair value.
Asking €669,800 versus the avenida de Berna, 44 area baseline of €435,372 (€6,132/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 82 · Materials 88 · Room dimensions 84). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida de Berna, 44
Area baseline €435,372 + condition +€8,875 + location +€33,552 = modelled fair value of €322,025 (€4,536/m²), a €347,775 (51.9%) gap versus the €669,800 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida de Berna, 44 | Subject | €669,800 | €9,434 | — | 82 | 80 |
| calçada dos Barbadinhos | Active | €495,000 | €7,734 | 18.0% | 80 | 84 |
| avenida da Liberdade | Active | €490,000 | €12,250 | 29.9% | 80 | 83 |
| avenida de Roma | Active | €550,000 | €5,556 | 41.1% | 85 | 80 |
| avenida da Liberdade | Active | €590,000 | €14,750 | 56.4% | 76 | 86 |
| Median comp | €522,500 | €9,992 | 5.9% | 80 | 84 |
Long-term rental The property is not positioned favorably for long-term rental investments given its gross yield of 2.3%, which is unattractive in the current market context. Additionally, despite a strong demand for housing in Avenidas Novas, the significant gap of 51.9% from fair value suggests it is not a sound rental investment choice. Buy-and-hold This property, priced at €669,800, is overpriced compared to its fair value of €322,025, making it a less appealing buy-and-hold opportunity. Investors should reconsider their strategy, as the lack of value appreciation potential raises concerns over a long-term investment in this asset. Luxury market Positioned in a central and desirable location, the property does hold some allure for the luxury market; however, its pricing indicates that it is overpriced by nearly 52%. The luxury segment typically requires assets that can justify their premium and this property’s valuation does not align with its gross yield or fair market value. Not ideal for student housing The property’s rental yield and high price point place it outside the typical budget for student housing, which is often more price-sensitive. Given these factors, it is unlikely to be an appealing investment for those looking to cater to the student demographic.
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 potential revenue loss.
Year 1, before income tax (IRS or IRC). Includes IMT, stamp duty, IMI and AIMI for a resident individual. Estimate: check with your accountant.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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