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 182 m², energy rating C. Located Avenidas Novas parish, Lisbon municipality, Lisbon district. This apartment's prime location adjacent to the Calouste Gulbenkian Foundation and its gardens enhances both its aesthetic appeal and provides residents with recreational green spaces.
The valuation. The asking price of €1,390,000 is significantly above the fair value of €835,256, indicating that the property is overpriced by €554,744, or 39.9%. This discrepancy suggests caution for potential investors.
Fair value modelled at €835,256 from the area baseline, adjusted for condition and location. Asking €1,390,000 sits €554,744 (39.9%) above — overpriced versus fair value.
Asking €1,390,000 versus the Avenidas Novas, Lisbon, Lisbon area baseline of €1,116,024 (€6,132/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 76 · Materials 84 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 85/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
Avenidas Novas, Lisbon, Lisbon
Area baseline €1,116,024 + condition +€18,200 + location +€100,340 = modelled fair value of €835,256 (€4,589/m²), a €554,744 (39.9%) gap versus the €1,390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Avenidas Novas · b7c2d1 | Subject | €1,390,000 | €7,637 | — | 76 | 85 |
| avenida das Amoreiras | Active | €1,899,000 | €9,174 | 20.1% | 75 | 80 |
| avenida João Crisóstomo | Active | €1,190,000 | €7,346 | 3.8% | 78 | 83 |
| avenida de Roma, 116 | Active | €625,000 | €6,944 | 9.1% | 75 | 78 |
| Santa Maria Maior · 4d42cb | Active | €450,000 | €6,250 | 18.2% | 78 | 85 |
| Median comp | €907,500 | €7,145 | 6.4% | 77 | 82 |
Long-term rental The property is overpriced, with a fair value of €835,256 compared to the listing price of €1,390,000, resulting in a substantial gap of 39.9%. At a gross yield of only 2.3%, the long-term rental return does not justify the current asking price. Short-term vacation rental Additionally, the property’s high listing price limits the potential for an attractive return on investment in the short-term vacation rental market. Although the neighborhood scores highly with an 85/100, the inflated price diminishes its viability for short-term rental opportunities. Luxury market In the luxury market, the property’s offering of 182m² in a central location is appealing; however, it remains overpriced at €1,390,000 against a fair value of €835,256. The condition score of 81/100 may attract interest, yet it does not compensate for the significant price disparity from fair market value, marking it as an unattractive luxury investment. Not ideal for student housing Given the current listing price and market conditions, the property is clearly overpriced for student housing investment. The lack of a competitive yield and the high cost associated with it make it an unsuitable option for catering to the student demographic.
Tenant turnover risk: With a tenant stability score of 80/100, there is a moderate potential for tenant turnover, which could lead to increased vacancy rates and associated 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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