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, 2-bathroom apartment of 138 m² on the 1st floor, built in 1964, energy rating D. Located Avenidas Novas parish, Lisbon municipality, Lisbon district. This apartment includes two spacious living areas that enhance social gatherings, while the adjacent balcony offers a relaxing outdoor space with views of Avenidas Novas.
The valuation. The asking price of €790,000 sits 21.0% above the fair value of €624,037, indicating that this property is overpriced by €165,963. This discrepancy suggests a need for caution in investment consideration.
Fair value modelled at €624,037 from the area baseline, adjusted for condition and location. Asking €790,000 sits €165,963 (21.0%) above — overpriced versus fair value.
Asking €790,000 versus the Avenidas Novas, Lisbon, Lisbon area baseline of €846,216 (€6,132/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 76 · Materials 79 · Room dimensions 80). 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 75). Strong amenities and housing-market momentum support a premium to baseline.
Avenidas Novas, Lisbon, Lisbon
Area baseline €846,216 + condition +€6,684 + location +€73,908 = modelled fair value of €624,037 (€4,522/m²), a €165,963 (21.0%) gap versus the €790,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Avenidas Novas · be9648 | Subject | €790,000 | €5,725 | — | 76 | 84 |
| rua José Relvas, 40 | Active | €499,000 | €5,802 | 1.4% | 70 | 81 |
| Olivais · 28bc23 | Active | €499,000 | €4,229 | 26.1% | 70 | 80 |
| Areeiro · ba57e5 | Active | €795,000 | €5,129 | 10.4% | 78 | 88 |
| avenida João Crisóstomo | Active | €818,000 | €6,292 | 9.9% | 74 | 91 |
| Median comp | €647,000 | €5,466 | 4.5% | 72 | 85 |
Long-term rental The property is not ideal for long-term rental, given its current asking price of €790,000, which is 21.0% above its fair value of €624,037. With a gross yield of just 3.1%, the investment does not justify the high cost in a competitive rental market. Short-term vacation rental Investing in this property for short-term vacation rental yields a gross income that is unlikely to offset its overpriced listing of €790,000 compared to the fair value of €624,037. The potential return diminishes significantly due to the 21.0% gap, making it a less attractive option for this strategy. Buy-and-hold While the property is located in Avenidas Novas, a desirable neighborhood with an 84/100 rating, its listing price of €790,000 is 21.0% higher than the fair value of €624,037, rendering it overpriced for a buy-and-hold investment. Given these considerations, the long-term appreciation prospects do not align with the elevated entry cost. Not ideal for: Student housing This property is not suited for student housing, as the high price tag of €790,000 compared to its fair value of €624,037 indicates an overpriced asset that does not meet the budgetary needs of typical student renters. The location, while favorable, does not compensate for the cost and potential rental yield limitations in this segment.
Tenant turnover risk With a tenant stability score of 75/100, there is a potential risk of increased tenant turnover which can lead to higher 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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