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 104 m², built in 2010, energy rating B. Located on rua Mário Cesariny, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts extensive balcony space with views of a serene oriental garden, enhancing both the aesthetic appeal and outdoor living experience.
The valuation. The asking price of €750,000 is significantly above the fair value of €469,274, representing an overvaluation of €280,726 (37.4%). This property is considered overpriced based on current market conditions.
Fair value modelled at €469,274 from the area baseline, adjusted for condition and location. Asking €750,000 sits €280,726 (37.4%) above — overpriced versus fair value.
Asking €750,000 versus the rua Mário Cesariny area baseline of €595,712 (€5,728/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 78 · Materials 82 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Mário Cesariny
Area baseline €595,712 + condition +€8,938 + location +€50,784 = modelled fair value of €469,274 (€4,512/m²), a €280,726 (37.4%) gap versus the €750,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Mário Cesariny | Subject | €750,000 | €7,212 | — | 78 | 81 |
| rua Lúcio de Azevedo | Active | €590,000 | €7,375 | 2.3% | 72 | 79 |
| avenida Praia da Vitória | Active | €495,000 | €7,615 | 5.6% | 75 | 80 |
| rua Joaquim Rocha Cabral | Active | €1,030,000 | €6,280 | 12.9% | 80 | 78 |
| rua do Benformoso, 278 | Active | €685,000 | €5,615 | 22.1% | 76 | 80 |
| Median comp | €637,500 | €6,828 | 5.3% | 76 | 80 |
Long-term rental The property’s high listing price of €750,000, which exceeds the fair value by 37.4%, indicates that it is overpriced for the long-term rental market. With a gross yield of only 2.6%, the investment may struggle to generate satisfactory returns over time. Buy-and-hold Given that the property’s fair value is significantly lower at €469,274, it can be concluded that the current listing price reflects an overpriced asset for the buy-and-hold strategy. Investors may face challenges with capital appreciation due to the high purchase price relative to market fundamentals. Family rental While the apartment is located in a desirable urban area with good amenities, the €750,000 asking price is currently overpriced when compared to the fair value of €469,274. This disconnect could lead to difficulties in securing long-term family tenants willing to pay a premium for the property.
Tenant turnover risk With a tenant stability score of 65/100, there is a significant risk of high tenant turnover, which could lead to increased vacancy rates and associated costs.
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