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, 2-bathroom apartment of 168 m², energy rating C. Located on avenida João Crisóstomo, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts an independent annex in the private garden, allowing for versatile use as a studio, office, or gym space, enhancing the living experience in the city center.
The valuation. The asking price of €1,190,000 is significantly above the fair value of €757,270, resulting in an overpricing of €432,730 or 36.4%. This disparity indicates the property is not priced competitively in the current market.
Fair value modelled at €757,270 from the area baseline, adjusted for condition and location. Asking €1,190,000 sits €432,730 (36.4%) above — overpriced versus fair value.
Asking €1,190,000 versus the avenida João Crisóstomo area baseline of €962,304 (€5,728/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 75 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 85 · Amenities 85 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida João Crisóstomo
Area baseline €962,304 + condition +€13,650 + location +€82,036 = modelled fair value of €757,270 (€4,508/m²), a €432,730 (36.4%) gap versus the €1,190,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida João Crisóstomo | Subject | €1,190,000 | €7,083 | — | 75 | 81 |
| praça do Comércio | Active | €1,050,000 | €4,907 | 30.7% | 76 | 90 |
| avenida Estados Unidos da América | Active | €750,000 | €6,818 | 3.7% | 75 | 83 |
| avenida João Crisóstomo | Active | €1,190,000 | €7,346 | 3.7% | 78 | 83 |
| rua do Triângulo Vermelho | Active | €570,000 | €5,182 | 26.8% | 76 | 90 |
| Median comp | €900,000 | €6,000 | 15.3% | 76 | 87 |
Long-term rental The property is overpriced by 36.4%, which suggests that the return on investment may be lower than expected. With a gross yield of only 2.5%, it may not generate sufficient cash flow in this competitive rental market. Buy-and-hold Despite its central location in Avenidas Novas with high demand, the significant gap from the fair value indicates the property may not appreciate as anticipated. Investors should consider the current pricing relative to its potential long-term gain, which appears limited. Family rental This 3-bed apartment's appeal could attract families, yet the high listing price at €1,190,000 undermines its potential popularity in the family rental segment. With an outstanding neighbourhood rating of 81/100, the property could be desirable, but its value is compromised by being overpriced. Not ideal for short-term rental Given the current market pricing, investing in this property for short-term rentals may yield disappointing financial outcomes. The combination of high listing price and low yield makes it an unwise choice for the short-term rental strategy.
Tenant turnover risk The tenant stability score of 75/100 suggests a moderate risk of turnover, which could lead to increased vacancy rates and potential loss of rental income.
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