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.
1-bedroom, 0-bathroom apartment of 157 m², energy rating C. Located on rua António Augusto Aguiar, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts a modern, open layout and is situated steps away from the amenities of Avenidas Novas, ensuring an upscale urban lifestyle. Parking Convenience: Includes a dedicated parking space, a rare find in this prime area.
The valuation. The asking price of €930,000 is significantly above the fair value of €699,738, representing an overpricing of €230,262 (24.8%). This valuation indicates that the property is not aligned with the current market conditions.
Fair value modelled at €699,738 from the area baseline, adjusted for condition and location. Asking €930,000 sits €230,262 (24.8%) above — overpriced versus fair value.
Asking €930,000 versus the rua António Augusto Aguiar area baseline of €962,724 (€6,132/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 80 · Economic 85 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua António Augusto Aguiar
Area baseline €962,724 + condition +€17,172 + location +€64,300 = modelled fair value of €699,738 (€4,457/m²), a €230,262 (24.8%) gap versus the €930,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua António Augusto Aguiar | Subject | €930,000 | €5,924 | — | 80 | 76 |
| travessa do Carmo, 11 | Active | €750,000 | €10,000 | 68.8% | 80 | 81 |
| rua de Campolide | Active | €468,000 | €5,778 | 2.5% | 74 | 79 |
| urbanização Prémio Valmor | Active | €390,000 | €4,875 | 17.7% | 74 | 82 |
| rua Luciano Cordeiro, 46 | Active | €575,000 | €9,426 | 59.1% | 80 | 90 |
| Median comp | €521,500 | €7,602 | 28.3% | 77 | 82 |
Long-term rental The 1-bed apartment in Avenidas Novas is overpriced at €930,000 compared to a fair value of €699,738, leading to a significant gap of 24.8%. With a low gross yield of 2.1%, this investment strategy may underperform expectations in the current market. Buy-and-hold Investing in this property as a long-term hold could result in stagnation due to its current asking price, which exceeds fair market value by 24.8%. The yield of 2.1% further suggests that capital appreciation alone may not compensate for this premium valuation. Short-term vacation rental Given the property’s high listing price of €930,000 against a fair value estimate of €699,738, this apartment may be too risky for short-term vacation rental strategy. The disappointing yield of 2.1% denotes an unappealing investment return potential even within Lisbon's attractive tourism market.
Economic Dependency Risk A high economic stability score of 85 indicates potential for growth, but a tenant stability score of 65 suggests a reliance on less reliable tenants that could impact cash flow.
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