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 91 m², energy rating D. Located on avenida das Forças Armadas, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property includes a large sunroom accessible from one of the bedrooms, enhancing the living space with additional natural light and outdoor connection. Potential: Its original fixtures allow for extensive customization to suit modern tastes.
The valuation. The asking price of €450,000 sits €96,153 (21.4%) above the fair value of €353,847, categorizing the property as overpriced. The market perception does not favor its current valuation, indicating potential investment challenges.
Fair value modelled at €353,847 from the area baseline, adjusted for condition and location. Asking €450,000 sits €96,153 (21.4%) above — overpriced versus fair value.
Asking €450,000 versus the avenida das Forças Armadas area baseline of €558,012 (€6,132/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 44/100 (Condition 40 · Materials 45 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 78/100 (Housing Market 85 · Amenities 80 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida das Forças Armadas
Area baseline €558,012 + condition -€44,647 + location +€40,136 = modelled fair value of €353,847 (€3,888/m²), a €96,153 (21.4%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida das Forças Armadas | Subject | €450,000 | €4,945 | — | 40 | 78 |
| alameda das Linhas de Torres | Active | €598,000 | €6,229 | 26.0% | 45 | 78 |
| rua Gomes Freire, 121 | Active | €289,000 | €3,853 | 22.1% | 45 | 82 |
| rua Barão Sabrosa | Active | €340,000 | €5,763 | 16.5% | 42 | 83 |
| avenida das Forças Armadas, 107 | Active | €462,000 | €6,160 | 24.6% | 32 | 86 |
| Median comp | €401,000 | €5,962 | 20.6% | 44 | 83 |
Long-term rental The property in Avenidas Novas is overpriced by 21.4%, with a fair value that reflects significant overvaluation compared to the listing price of €450,000. With a gross yield of only 3.6% and a condition rating of 44/100, this apartment is likely to underperform in the long-term rental market. Buy-and-hold Investing in this property does not make sense given its 21.4% gap from fair value, suggesting that potential capital appreciation will be limited. The combination of a low gross yield of 3.6% and a condition score of 44/100 indicates that this buy-and-hold strategy would be unwise in Avenidas Novas. Short-term vacation rental This apartment is overpriced, making it a risky investment for the short-term vacation rental market as it may struggle to generate sufficient returns. The yield of 3.6% does not justify the asking price of €450,000, particularly in light of its mediocre condition rated at 44/100, which could deter potential guests. Not ideal for student housing The current listing is overvalued, making it unsuitable for a student housing investment strategy that typically relies on affordability and accessibility. The apartment's pricing and low condition score detract from its appeal to this demographic, thereby limiting potential rental income. Not ideal for industrial investment As a residential property, this listing simply does not meet the criteria for industrial investment strategies, particularly given its overvaluation in the current market context. Industrial investments require specific property types and conditions that this apartment does not fulfill, suggesting a misalignment with the intended investment goals.
Economic Vulnerability With an economic stability score of 80/100, there is a risk that unforeseen economic downturns could impact rental income and property value. Tenant Turnover The tenant stability score of 75/100 indicates a potential for higher turnover rates, which could lead to increased vacancy and maintenance costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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