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.
4-bedroom, 0-bathroom apartment of 158 m², energy rating C. Located Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment is situated in a building with only one unit per floor, ensuring unparalleled privacy and exclusivity in a bustling area of Lisbon. Additional Context: Located within walking distance of numerous cultural attractions, enhancing lifestyle options for residents.
The valuation. The asking price of €1,600,000 is significantly above fair value, which is assessed at €710,487. This represents an overpricing of €889,513 (55.6%). Buy-to-flip angle. Given the high-quality finishes, a resale strategy could target buyers looking for luxury properties, but the significant markup requires a compelling market transition. Buy-to-let angle. With an estimated gross yield of 1.8% at €2,400 monthly, the property presents limited cash flow potential while situated in a high-demand rental market due to its prime location in Lisbon.
Fair value modelled at €710,487 from the area baseline, adjusted for condition and location. Asking €1,600,000 sits €889,513 (55.6%) above — overpriced versus fair value.
Asking €1,600,000 versus the Avenidas Novas, Lisbon, Lisbon area baseline of €622,204 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 82/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Avenidas Novas, Lisbon, Lisbon
Area baseline €622,204 + condition +€8,641 + location +€79,642 = modelled fair value of €710,487 (€4,497/m²), a €889,513 (55.6%) gap versus the €1,600,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Avenidas Novas · f3612c | Subject | €1,600,000 | €10,127 | — | 75 | 82 |
| Santa Maria Maior · 1e6443 | Active | €1,199,000 | €10,900 | 7.6% | — | 86 |
| rua do Carmo Inserido | Active | €499,999 | €7,576 | 25.2% | 75 | 85 |
| rua Manuel Bernardes, 1 | Active | €775,000 | €8,908 | 12.0% | 80 | 83 |
| São Domingos de Benfica · 261eed | Active | €529,900 | €5,760 | 43.1% | 75 | 79 |
| Median comp | €652,450 | €8,242 | 18.6% | 75 | 84 |
Long-term rental The 4-bed apartment in Avenidas Novas presents a gross yield of only 1.8%, indicating a potential struggle to generate attractive returns for long-term rental investments. Given the overpriced listing price of €1,600,000—55.6% above the fair value—investing in this asset may not prove economical in the long run. Short-term vacation rental While the apartment is positioned in a high-demand area with a strong appeal to tourists, its current listing price significantly exceeds fair value, leading to an unattractive yield of 1.8%. Investors may find that the premium price limits profitability in the lucrative short-term rental market. Buy-and-hold Holding this property as a long-term investment seems inadvisable due to its overvaluation at €1,600,000, which is 55.6% above the fair market value of €710,487. Although Avenidas Novas has positive characteristics, the poor yield and inflated price could hinder future appreciation and cash flow potential.
Tenant turnover risk: With a tenant stability score of 60/100, there is a heightened risk of increased vacancies and associated costs, potentially impacting rental income.
