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, 5-bathroom apartment of 240 m², built in 1976, energy rating A. Located on avenida das Forças Armadas, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment is the only unit in the building with private storage, enhancing its value and convenience in an increasingly competitive central Lisbon market.
The valuation. The asking price of €1,180,000 is €108,341 (9.2%) above the fair value of €1,071,659, indicating the property is overpriced relative to its market worth.
Fair value modelled at €1,071,659 from the area baseline, adjusted for condition and location. Asking €1,180,000 sits €108,341 (9.2%) above — overpriced versus fair value.
Asking €1,180,000 versus the avenida das Forças Armadas area baseline of €945,120 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 82 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
avenida das Forças Armadas
Area baseline €945,120 + condition +€13,125 + location +€113,414 = modelled fair value of €1,071,659 (€4,465/m²), a €108,341 (9.2%) gap versus the €1,180,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida das Forças Armadas | Subject | €1,180,000 | €4,917 | — | 75 | 80 |
| rua Correia Teles | Active | €2,700,000 | €10,588 | 115.4% | 80 | 80 |
| avenida da Liberdade | Active | €2,300,000 | €7,986 | 62.4% | 78 | 78 |
| Campo de Ourique · 0015e4 | Active | €3,500,000 | €11,401 | 131.9% | 85 | 90 |
| avenida da Liberdade | Active | €1,800,000 | €6,040 | 22.9% | 82 | 90 |
| Median comp | €2,500,000 | €9,287 | 88.9% | 81 | 85 |
Long-term rental Given the 3.3% gross yield, this property appears to generate lower returns compared to other investment opportunities in the Lisbon market. Moreover, the listing price exceeds the fair value by 9.2%, indicating that the investment may not meet expectations in terms of profitability. Short-term vacation rental While the demand for short-term vacation rentals in central Lisbon remains high, the property's price is above its fair value, potentially limiting profitability. This situation suggests that investing in this unit for short-term rentals may not yield the attractive returns typically associated with such properties. Buy-and-hold The apartment's condition rating of 79/100 indicates it is in good shape, although the property is still overpriced by 9.2% when compared to its fair value. Given this disparity, the buy-and-hold strategy may not provide the anticipated appreciation that investors often seek in central locations like Avenidas Novas.
Economic downturn risk The property, despite having a high economic stability score of 90/100, could still face challenges in the event of a sudden economic downturn impacting tenant demand, particularly since the tenant stability score is 80/100.
