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, 3-bathroom apartment of 192 m², energy rating C. Located on avenida Praia da Vitória, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment is located in a rehabilitated building with only two units per floor, enhancing privacy and providing an exclusive living experience in a central Lisbon area.
The valuation. The asking price of €1,358,000 is substantially above the fair value of €847,403, indicating an overvaluation of €510,597 (37.6%). This property does not represent a good investment opportunity based on its current pricing.
Fair value modelled at €847,403 from the area baseline, adjusted for condition and location. Asking €1,358,000 sits €510,597 (37.6%) above — overpriced versus fair value.
Asking €1,358,000 versus the avenida Praia da Vitória area baseline of €1,099,776 (€5,728/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 74 · Materials 78 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 79/100 (Housing Market 90 · Amenities 90 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida Praia da Vitória
Area baseline €1,099,776 + condition +€3,600 + location +€87,707 = modelled fair value of €847,403 (€4,414/m²), a €510,597 (37.6%) gap versus the €1,358,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Praia da Vitória | Subject | €1,358,000 | €7,073 | — | 74 | 79 |
| Alvalade · 001960 | Active | €950,000 | €6,051 | 14.4% | 74 | 77 |
| rua António Maria Cardoso S / N | Active | €1,900,000 | €7,819 | 10.5% | 76 | 82 |
| rua Rodrigo da Fonseca, 74 | Active | €975,000 | €3,638 | 48.6% | 80 | 80 |
| avenida dos Estados Unidos da América | Active | €975,000 | €6,250 | 11.6% | 75 | 80 |
| Median comp | €975,000 | €6,151 | 13.0% | 76 | 80 |
Long-term rental The property is overpriced by 37.6% compared to its fair value of €847,403, resulting in a low gross yield of 2.8%. Given the combination of high demand in Central Lisbon and a moderately rated condition of 76/100, the investment does not justify its current listing price for long-term rental purposes. Buy-and-hold With a significant gap to fair value, purchasing this property for a buy-and-hold strategy would not be prudent, especially considering the modest yield of 2.8%. The property's condition and neighborhood ratings do not sufficiently compensate for its overpriced status, making it an unwise investment at this price. Short-term vacation rental Despite the potential high demand for short-term vacation rentals in Central Lisbon, the 37.6% premium over fair value renders this property a less attractive investment. The gross yield of 2.8% does not align with the expectations of a viable short-term rental strategy in an increasingly competitive market. Not ideal for student housing This property is not suited for student housing, with its current valuation indicating it is overpriced at €1,358,000 and well above the fair value of €847,403. Given the property's attributes and overall demand dynamics in the area, it does not present an opportunity that aligns with the needs of this tenant demographic.
Tenant turnover risk High tenant turnover may occur due to the tenant stability score of 70/100, which indicates potential instability and could lead to increased vacancy rates and costs associated with finding new tenants.
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