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.
4-bedroom, 4-bathroom apartment of 282 m², built in 1950, energy rating C. Located on avenida Duque de Ávila, 24, Avenidas Novas parish, Lisbon municipality, Lisbon district. This property showcases intricate original decorative stuccos and high-performance thermal windows, blending historic elegance with modern energy efficiency, while ensuring abundant natural light throughout its expansive living spaces.
The valuation. The asking price of €2,400,000 significantly exceeds the fair value of €1,296,796 by €1,103,204, marking it as overpriced at 46.0%. This discrepancy raises concerns for potential investors. Buy-to-flip angle. Implementing a buy-to-flip strategy could involve renovating the apartment for resale, targeting a profit margin that capitalizes on the high-quality materials and central location. Quick renovations can reposition this property within the desirable market. Buy-to-let angle. A buy-to-let strategy estimates a gross yield of 2.1%, with potential rental income around €4,200 per month. The strong demand driven by tourism and the expat population in central Lisbon supports stable rental performance.
Fair value modelled at €1,296,796 from the area baseline, adjusted for condition and location. Asking €2,400,000 sits €1,103,204 (46.0%) above — overpriced versus fair value.
Asking €2,400,000 versus the avenida Duque de Ávila, 24 area baseline of €1,729,224 (€6,132/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 82 · Materials 88 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 84/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida Duque de Ávila, 24
Area baseline €1,729,224 + condition +€35,250 + location +€151,030 = modelled fair value of €1,296,796 (€4,599/m²), a €1,103,204 (46.0%) gap versus the €2,400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Duque de Ávila, 24 | Subject | €2,400,000 | €8,511 | — | 82 | 84 |
| avenida da Liberdade, 2 | Active | €3,180,000 | €9,381 | 10.2% | 80 | 85 |
| rua da Sociedade Farmacêutica, 68 | Active | €1,350,000 | €8,036 | 5.6% | 75 | 90 |
| rua Domingos Sequeira, 66 | Active | €1,475,000 | €7,126 | 16.3% | 78 | 85 |
| rua da Sociedade Farmacêutica, 68 | Active | €1,350,000 | €8,036 | 5.6% | 78 | 83 |
| Median comp | €1,412,500 | €8,036 | 5.6% | 78 | 85 |
Long-term rental This 4-bed apartment in Avenidas Novas is listed at €2,400,000, significantly above its fair value of €1,296,796, making it overpriced by 46.0%. With a low gross yield of 2.1%, the long-term rental strategy is not likely to yield attractive returns for investors. Buy-and-hold Given the apartment's listing price of €2,400,000 versus the fair value of €1,296,796, it represents a 46.0% premium, indicating it is overpriced. The potential for appreciation in a strong market like Avenidas Novas is overshadowed by the high initial cost, suggesting that a buy-and-hold strategy may not be feasible. Short-term vacation rental With the property priced at €2,400,000, considerably above the fair value of €1,296,796, it is clear that the apartment is overpriced by 46.0%. The combination of the premium price and a gross yield of only 2.1% significantly undermines its viability as a short-term vacation rental investment.
Tenant turnover risk With a tenant stability score of 70/100, there is a significant risk of increased vacancy rates, which can lead to a loss of rental income if tenants frequently change.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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