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, 2-bathroom apartment of 114 m², built in 2005, energy rating C. Located Avenidas Novas parish, Lisbon municipality, Lisbon district. Remarkable Living Space: This apartment boasts a generous 40 m² living room, divided into two distinct environments, flooded with natural light, exemplifying luxurious urban living. Exceptional Amenities: Features include an ambient music system and electric shutters for enhanced convenience.
The valuation. The asking price of €750,000 is significantly above the fair value of €510,877, representing an overvaluation of €239,123 (31.9%). This property is therefore considered overpriced, making it less attractive for investment.
Fair value modelled at €655,244 from 6 comparable sales in the area. Asking €690,000 sits €34,756 (5.3%) above — overpriced versus fair value.
Asking €690,000 versus the rua Doutor Álvaro de Castro, 18 area baseline of €694,315 (€5,143/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €694,315, adjusted for condition and micro-location, gives a modelled fair value of €655,244 (€4,854/m²), a €34,756 (5.3%) gap versus the €690,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Álvaro de Castro, 18 | Subject | €690,000 | €5,111 | — | 72 | 84 |
| estrada da Luz | Active | €735,000 | €5,000 | 2.2% | 83 | 80 |
| Lumiar · f14e15 | Active | €579,000 | €4,707 | 7.9% | 72 | 76 |
| rua Engenheiro Santos Simões | Active | €445,000 | €4,495 | 12.1% | 70 | 82 |
| rua Jorge Castilho | Active | €550,000 | €4,622 | 9.6% | 75 | 81 |
| Median comp | €564,500 | €4,665 | 8.7% | 74 | 81 |
Long-term rental The property’s current listing price of €750,000 exceeds the fair value of €510,877 by 31.9%, which suggests it is overpriced for a long-term rental strategy. With a gross yield of only 2.6%, this investment opportunity may not generate sufficient returns relative to its acquisition cost. Short-term vacation rental Priced at €750,000, the property is significantly above its fair value of €510,877, indicating that it is overpriced for short-term vacation rental purposes. The low gross yield of 2.6% further diminishes its attractiveness, as it may not achieve the desired rental income to justify the high initial investment. Buy-and-hold With a current asking price of €750,000, which is 31.9% above the fair value of €510,877, the buy-and-hold strategy appears less favorable given the property’s overpriced status. Additionally, the yield of 2.6% suggests that capital appreciation potentials may not compensate for the inflated entry cost over time.
Tenant turnover risk High tenant turnover risk may arise from the tenant stability score of 80/100, indicating potential challenges in maintaining long-term occupancy rates and consistent rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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