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, 1-bathroom apartment of 78 m², energy rating C. Located Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Feature: The apartment includes a spacious 31 m² private terrace, featuring a dedicated laundry area, ideal for outdoor relaxation and entertainment in the heart of Lisbon.
The valuation. The asking price of €415,000 sits €16,962 (4.3%) above the fair value of €398,038, suggesting it is priced correctly for the market. This places the property within the expected range for similar listings in the area. Buy-to-flip angle. Given the property’s decent condition and desirable location, a buy-to-flip strategy could easily capture a renovated sale price exceeding €450,000 within a few months. Targeting the upper end of the market should ensure a healthy profit margin. Buy-to-let angle. The estimated rental income of €1,245/month translates to a gross yield of 3.6%, making the property a solid buy-to-let investment. With the area’s strong demand from professionals, consistent tenant occupancy is anticipated.
Fair value modelled at €398,038 from 6 comparable sales in the area. Asking €415,000 sits €16,962 (4.3%) above — overpriced versus fair value.
Asking €415,000 versus the Avenidas Novas, Lisbon, Lisbon area baseline of €335,838 (€4,306/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €335,838, adjusted for condition and micro-location, gives a modelled fair value of €398,038 (€5,103/m²), a €16,962 (4.3%) gap versus the €415,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Avenidas Novas · 8ee745 | Subject | €415,000 | €5,321 | — | 70 | 84 |
| rua Padre Francisco Álvares, 22 | Active | €395,000 | €5,486 | 3.1% | 72 | 84 |
| calçada dos Sete Moinhos | Active | €354,000 | €4,720 | 11.3% | 72 | 83 |
| rua Sabino de Sousa na Penha de França | Active | €320,000 | €4,571 | 14.1% | 78 | 80 |
| rua Angelina Vidal | Active | €373,000 | €4,494 | 15.5% | 75 | 82 |
| Median comp | €363,500 | €4,646 | 12.7% | 74 | 83 |
Long-term rental The 2-bed apartment in Avenidas Novas presents a fair investment opportunity for long-term rental, with a proximity to major business districts and an impressive neighbourhood rating of 84/100. Offering a gross yield of 3.6%, it aligns closely with expected market performance, reflecting its status at €415,000. Buy-and-hold As a buy-and-hold investment, this property holds potential due to its prime location in Lisbon and stability in the local housing market, despite being fairly valued at €415,000. The 4.3% gap from fair value supports a sound strategy for potential appreciation in a desirable neighbourhood. Luxury market Positioned within the luxury market segment, this apartment is priced at €415,000, aligning with its fair valuation and neighbourhood quality of 84/100. Although it is appropriately priced, the property’s condition rating of 75/100 indicates a need for minimal enhancements to attract affluent tenants in a competitive market.
Tenant turnover risk With a tenant stability score of 80/100, there is potential for increased turnover and vacancy rates that could impact cash flow and profitability.
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