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.
5-bedroom, 3-bathroom apartment of 172 m², built in 1950, energy rating D. Located on rua Marquês de Fronteira, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Feature: This apartment includes an extraordinary private outdoor area, providing a unique urban retreat for relaxation and entertainment in the heart of Avenidas Novas, Lisbon.
The valuation. The asking price of €1,950,000 significantly exceeds the fair value of €785,535 by €1,164,465 (59.7%). This property is considered overpriced and does not present a viable investment opportunity.
Fair value modelled at €1,171,594 from 5 comparable sales in the area. Asking €1,950,000 sits €778,406 (66.4%) above — overpriced versus fair value.
Asking €1,950,000 versus the avenida Ressano Garcia, 5 area baseline of €1,149,324 (€6,682/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 is above the parish average, lifting 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 €1,149,324, adjusted for condition and micro-location, gives a modelled fair value of €1,171,594 (€6,812/m²), a €778,406 (66.4%) gap versus the €1,950,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Ressano Garcia, 5 | Subject | €1,950,000 | €11,337 | — | 86 | 82 |
| rua Rodrigo Fonseca | Active | €1,080,000 | €8,060 | 28.9% | 72 | 82 |
| avenida República | Active | €1,650,000 | €6,395 | 43.6% | 74 | 81 |
| avenida 5 de Outubro, 190B | Active | €1,695,000 | €9,912 | 12.6% | 80 | 82 |
| avenida Praia da Vitória, 30 | Active | €2,350,000 | €6,812 | 39.9% | 80 | 85 |
| Median comp | €1,672,500 | €7,436 | 34.4% | 77 | 82 |
Long-term rental The 5-bed apartment in Avenidas Novas, listed at €1,950,000, is overpriced by 59.7% compared to its fair value of €785,535, resulting in a gross yield of only 1.7%. This yield indicates that the investment lacks financial attractiveness for long-term rental purposes. Short-term vacation rental Given the steep overvaluation of the apartment, despite its solid condition and good neighborhood score, the pricing does not support a competitive short-term vacation rental strategy. The expected returns do not justify the high purchase price, which undermines potential profitability in the vacation rental market. Buy-and-hold Investing in this property with an asking price of €1,950,000 is not advisable as it is significantly overpriced, with a gap to fair value of 59.7%. The low gross yield of 1.7% also suggests that holding this investment may not yield favorable returns over time.
Potential Economic Downturn A potential economic downturn could negatively impact both the economic stability score (80/100) and tenant stability score (80/100), leading to a risk of decreased property values and rising vacancy rates.
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