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 122 m² on the 5th floor, energy rating F. Located on rua Artilharia, 1, 98, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: This fifth-floor apartment offers potential for an attic conversion, potentially adding two bedrooms and a terrace, along with unobstructed views in a tranquil setting.
The valuation. The asking price of €600,000 sits slightly below the fair value of €615,648, representing a mere 2.5% difference. This indicates the property is valued fairly in the current market, suggesting no immediate price concessions are necessary.
Fair value modelled at €615,648 from 6 comparable sales in the area. Asking €600,000 sits €15,648 (2.5%) below — the upside to fair value.
Asking €600,000 versus the rua Artilharia, 1, 98 area baseline of €612,118 (€5,017/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 49/100 is below the parish average, reducing 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 €612,118, adjusted for condition and micro-location, gives a modelled fair value of €615,648 (€5,046/m²), a €15,648 (2.5%) gap versus the €600,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Artilharia, 1, 98 | Subject | €600,000 | €4,918 | — | 45 | 80 |
| avenida Barbosa Du Bocage | Active | €549,000 | €3,978 | 19.1% | — | 93 |
| rua Lopes, 111 | Active | €270,000 | €4,219 | 14.2% | 45 | 81 |
| avenida Mouzinho de Albuquerque | Active | €475,000 | €5,278 | 7.3% | — | 83 |
| estrada de Benfica | Active | €460,000 | €5,412 | 10.0% | 40 | 82 |
| Median comp | €467,500 | €4,749 | 3.4% | 43 | 83 |
Long-term rental The property’s yield of 4.3% gross indicates a decent return on investment for long-term rental, aligning with Lisbon's consistent demand for housing. Despite the property being priced fairly, the condition score of 49/100 suggests that additional investment may be needed to enhance its rental appeal. Buy-and-hold As an asset in the buy-and-hold strategy, this 3-bed apartment reflects the stable market conditions in Avenidas Novas, making it a viable option for future appreciation. While its fair price point ensures no immediate discounts, the strong neighborhood score of 80/100 supports long-term investment prospects. Luxury market Although competing in the luxury segment requires appealing aesthetics and premium conditions, this apartment's pricing aligns well with the luxury market's standards in Lisbon. Being fairly priced at €600,000, it may attract buyers interested in long-term value instead of immediate luxury appeal due to its average condition score of 49/100.
Tenant turnover risk With a tenant stability score of 75/100, there's a potential risk of higher turnover rates leading to increased vacancy periods 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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