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.
2-bedroom, 1-bathroom apartment of 88 m², built in 1960. Located on rua São Sebastião da Pedreira, Avenidas Novas parish, Lisbon municipality, Lisbon district. This apartment's appeal is amplified by its terrace and balcony, offering expansive outdoor living spaces that enhance the urban experience in the vibrant Avenidas Novas district.
The valuation. The asking price of €550,000 is significantly above the fair value of €382,354, marking a premium of €167,646 (30.5%). The property is therefore considered overpriced.
Fair value modelled at €382,354 from the area baseline, adjusted for condition and location. Asking €550,000 sits €167,646 (30.5%) above — overpriced versus fair value.
Asking €550,000 versus the rua São Sebastião da Pedreira area baseline of €346,544 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 65 · Materials 75 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 80/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua São Sebastião da Pedreira
Area baseline €346,544 + condition -€5,775 + location +€41,585 = modelled fair value of €382,354 (€4,345/m²), a €167,646 (30.5%) gap versus the €550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua São Sebastião da Pedreira | Subject | €550,000 | €6,250 | — | 65 | 80 |
| rua Típica de Lisboa | Active | €315,000 | €5,526 | 11.6% | 70 | 77 |
| rua Azedo Gneco | Active | €445,000 | €4,450 | 28.8% | 70 | 84 |
| rua do Sol | Active | €284,000 | €4,733 | 24.3% | 70 | 83 |
| Campo de Ourique · 956a1d | Active | €320,000 | €5,333 | 14.7% | 75 | 85 |
| Median comp | €317,500 | €5,033 | 19.5% | 70 | 84 |
Long-term rental The 2-bed apartment in Avenidas Novas is currently overpriced at €550,000, with a significant gap of 30.5% from its calculated fair value of €382,354. While the gross yield of 4.2% indicates some rental potential, this property does not present a compelling investment opportunity given its high asking price. Short-term vacation rental Although short-term rentals can leverage the prime central Lisbon location, the €550,000 listing exceeds the optimal entry price, with a notable gap versus the fair value. This property’s current pricing limits the potential for profitable returns in the competitive vacation rental market. Buy-and-hold Investing in this 2-bed apartment as a buy-and-hold strategy appears unwise at the overpriced valuation of €550,000, significantly above the fair value of €382,354. The property’s current asking price diminishes its potential for capital appreciation in a market that offers more favorable alternatives. Not ideal for: Student housing, Value-add renovation, Luxury market
Tenant turnover risk The tenant stability score of 60/100 indicates a higher likelihood of tenant turnover, which could lead to increased vacancy rates and related costs.
