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, 3-bathroom apartment of 163 m² on the 4th floor, built in 1951, energy rating D. Located Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Feature: The apartment features a spacious en suite bedroom with a walk-in closet, enhancing both convenience and luxury in its layout.
The valuation. The asking price of €1,150,000 is only €3,879 (0.3%) below the fair value of €1,153,879, which indicates that the property is fairly priced in the current market.
Fair value modelled at €1,153,879 from 6 comparable sales in the area. Asking €1,150,000 sits €3,879 (0.3%) below — the upside to fair value.
Asking €1,150,000 versus the Avenidas Novas, Lisbon, Lisbon area baseline of €956,090 (€5,866/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 87/100 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 €956,090, adjusted for condition and micro-location, gives a modelled fair value of €1,153,879 (€7,079/m²), a €3,879 (0.3%) gap versus the €1,150,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Avenidas Novas · 8ee8f0 | Subject | €1,150,000 | €7,055 | — | 85 | 81 |
| avenida Ressano Garcia, 5 | Active | €1,950,000 | €11,337 | 60.7% | 86 | 82 |
| Arroios · 4d46ec | Active | €1,995,000 | €6,628 | 6.1% | 85 | 90 |
| rua Rodrigo da Fonseca | Active | €1,450,000 | €8,056 | 14.2% | 78 | 82 |
| Arroios · 3898b6 | Active | €1,665,000 | €7,085 | 0.4% | 80 | 85 |
| Median comp | €1,807,500 | €7,571 | 7.3% | 83 | 84 |
Long-term rental The 4-bed apartment in Avenidas Novas offers stable long-term rental potential with a gross yield of 2.5%. However, the fair valuation closely matches the listing price, indicating a limited opportunity for significant appreciation. Buy-and-hold Investing in this property for a buy-and-hold strategy could yield consistent returns, but the close alignment with fair value suggests minimal upside. The strong condition and favorable neighborhood scores provide a reliable but non-exceptional asset in the long run. Short-term vacation rental While the apartment's location and condition may attract short-term tenants, the fair valuation indicates that investors are not capitalizing on a notable margin. The 2.5% gross yield may not sufficiently incentivize aggressive investment in this market segment. Not ideal for: Student housing Due to the nature of the property and its pricing, it is not ideally suited for the student housing market. Student demand may not align with the investment expectation given the current fair value assessment.
Tenant turnover risk The tenant stability score of 70/100 suggests a moderate risk of tenant turnover, which could result in increased vacancy rates and associated costs over time.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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