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, 3-bathroom apartment of 210 m², energy rating A. Located on avenida António Augusto de Aguiar, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes a generous suite with a private balcony, offering splendid city views and enhancing the overall luxury experience of urban living in Lisbon.
The valuation. The asking price of €1,860,000 is significantly above the fair value of €959,083, making it overpriced by €900,917 (48.4%). This discrepancy raises red flags for potential investors. Buy-to-flip angle. The resale strategy would involve enhancing value through minor renovations, although with such a high asking price, finding buyers willing to pay a premium might prove difficult in the current market. Buy-to-let angle. A long-term rental strategy at an estimated gross yield of 2.1% (€3,255/month) may offer some cash flow, but the high initial investment raises concerns about profitability in the family rental segment.
Fair value modelled at €959,083 from the area baseline, adjusted for condition and location. Asking €1,860,000 sits €900,917 (48.4%) above — overpriced versus fair value.
Asking €1,860,000 versus the avenida António Augusto de Aguiar area baseline of €826,980 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 80 · Materials 90 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 82/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida António Augusto de Aguiar
Area baseline €826,980 + condition +€26,250 + location +€105,853 = modelled fair value of €959,083 (€4,567/m²), a €900,917 (48.4%) gap versus the €1,860,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida António Augusto de Aguiar | Subject | €1,860,000 | €8,857 | — | 80 | 82 |
| avenida Engenheiro Duarte Pacheco | Active | €1,400,000 | €8,092 | 8.6% | 74 | 80 |
| largo do Rato | Active | €2,450,000 | €8,974 | 1.3% | 80 | 87 |
| Santa Maria Maior · 49b89d | Active | €2,790,000 | €14,762 | 66.7% | 89 | 83 |
| avenida da República | Active | €1,275,000 | €6,782 | 23.4% | 80 | 83 |
| Median comp | €1,925,000 | €8,533 | 3.7% | 80 | 83 |
Long-term rental The property in Avenidas Novas presents a gross yield of only 2.1%, indicating that it may not generate sufficient cash flow relative to its high price of €1,860,000. Given that the fair value is €959,083, the property is significantly overpriced with a 48.4% gap, making it a less appealing long-term rental investment. Buy-and-hold With the current market conditions reflected in its fair value of €959,083, the investment potential of this property is hindered by its high listing price of €1,860,000, leading to a 48.4% overvaluation. This pricing scenario, coupled with a modest gross yield of 2.1%, suggests that holding this asset may not yield favorable returns over time. Family rental While the property is situated in a well-connected area with an acceptable neighborhood rating of 82/100, the significantly inflated price of €1,860,000, compared to its fair value of €959,083, suggests it may not be a practical choice for family rentals. The yield of 2.1% further underscores that this property is overpriced, limiting its affordability for potential family tenants.
Tenant turnover risk: With a tenant stability score of 70/100, there is an increased chance of tenant turnover which could lead to higher vacancy rates and associated costs.
