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.
3-bedroom, 4-bathroom penthouse of 200 m², built in 1946, energy rating C. Located on avenida da República, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: The penthouse uniquely combines contemporary design with historical elements, featuring an original elevator and custom carpentry that enhance both style and functionality throughout the spacious layout.
The valuation. The asking price of €1,495,000 exceeds the fair value of €916,563 by €578,437, translating to a significant 38.7% premium. This property is therefore considered overpriced in the current market context.
Fair value modelled at €916,563 from the area baseline, adjusted for condition and location. Asking €1,495,000 sits €578,437 (38.7%) above — overpriced versus fair value.
Asking €1,495,000 versus the avenida da República area baseline of €787,600 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 82 · Materials 88 · Room dimensions 84). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 83/100 (Housing Market 90 · Amenities 85 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida da República
Area baseline €787,600 + condition +€25,000 + location +€103,963 = modelled fair value of €916,563 (€4,583/m²), a €578,437 (38.7%) gap versus the €1,495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida da República | Subject | €1,495,000 | €7,475 | — | 82 | 83 |
| avenida da Liberdade, 2 | Active | €3,180,000 | €9,381 | 25.5% | 80 | 85 |
| parque Eduardo VII | Active | €1,350,000 | €7,105 | 4.9% | 85 | 78 |
| rua da Sociedade Farmacêutica, 68 | Active | €1,350,000 | €8,036 | 7.5% | 75 | 90 |
| rua da Sociedade Farmacêutica, 68 | Active | €1,350,000 | €8,036 | 7.5% | 78 | 83 |
| Median comp | €1,350,000 | €8,036 | 7.5% | 79 | 84 |
Long-term rental The property is overpriced with a listing price of €1,495,000 compared to its fair value of €916,563, indicating a gap of 38.7%. With a gross yield of only 2.2%, the potential returns do not justify the investment cost, making it less attractive for long-term rental. Short-term vacation rental Despite the appeal of Avenidas Novas, the property’s overpriced status at €1,495,000 limits the viability of short-term vacation rental investment. The yield of 2.2% indicates that rental income will struggle to cover the high purchase price, diminishing the potential for profitability. Buy-and-hold While the location of the property in central Lisbon is a positive factor, its listing price of €1,495,000 exceeds the fair valuation of €916,563, determining it as overpriced. This discrepancy, along with a low 2.2% yield, suggests that it may not deliver satisfactory long-term capital gain for buy-and-hold investors.
Economic downturn risk The property has a relatively high economic stability score of 85/100, but if the market experiences any downturn, it could negatively affect tenant stability, which is currently at 75/100, potentially leading to higher vacancy rates.
