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, 2-bathroom apartment of 162 m², energy rating C. Located on avenida João Crisóstomo, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy features: This apartment boasts an independent annex in the private garden, providing versatile space suitable for a studio, office, or gym, enhancing its functionality and appeal.
The valuation. The asking price of €1,190,000 sits significantly above the fair value of €739,885, representing an overpricing of €450,115 or 37.8%. This suggests that the property may not provide an attractive investment opportunity based on current market valuations.
Fair value modelled at €739,885 from the area baseline, adjusted for condition and location. Asking €1,190,000 sits €450,115 (37.8%) above — overpriced versus fair value.
Asking €1,190,000 versus the avenida João Crisóstomo area baseline of €637,956 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 78 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 83/100 (Housing Market 90 · Amenities 90 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida João Crisóstomo
Area baseline €637,956 + condition +€17,719 + location +€84,210 = modelled fair value of €739,885 (€4,567/m²), a €450,115 (37.8%) gap versus the €1,190,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida João Crisóstomo | Subject | €1,190,000 | €7,346 | — | 78 | 83 |
| avenida Estados Unidos da América | Active | €750,000 | €6,818 | 7.2% | 75 | 83 |
| avenida João Crisóstomo | Active | €1,190,000 | €7,083 | 3.6% | 75 | 81 |
| São Vicente · 38b6be | Active | €640,000 | €8,000 | 8.9% | 74 | 86 |
| rua Eduardo Coelho | Active | €895,000 | €7,716 | 5.0% | 70 | 82 |
| Median comp | €822,500 | €7,400 | 0.7% | 75 | 83 |
Long-term rental The 3-bed apartment in Avenidas Novas, priced at €1,190,000, presents a significant gap of 37.8% over its fair value of €739,885, indicating it is overpriced for long-term rental potential. With a gross yield of 2.5%, the financial returns may not justify the high investment cost, especially in a competitive rental market. Short-term vacation rental While the apartment is located in a popular central area, its premium price of €1,190,000 reflects a 37.8% excess over its fair value of €739,885, categorizing it as overpriced for short-term rental strategies. The lower yield of 2.5% further suggests that potential income may not align with the significant upfront investment required. Buy-and-hold The buy-and-hold strategy for this Avenidas Novas apartment is challenged by its current listing of €1,190,000, which is 37.8% above the fair value of €739,885, marking it as overpriced. Given the expected returns from similar investments in the area, the high initial cost may result in inadequate long-term appreciation potential for investors.
Tenant turnover risk The tenant stability score of 75/100 indicates a medium risk of turnover, which could lead to increased vacancy periods and costs.
