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 135 m² on the 4th floor, built in 2004, energy rating B. Located on rua Doutor Álvaro de Castro, 16, Avenidas Novas parish, Lisbon municipality, Lisbon district. This property features two large balconies with unobstructed views, adding significant outdoor space and enhancing the overall living experience in a central Lisbon location.
The valuation. The asking price of €695,000 sits below the fair value of €770,620, presenting a difference of €75,620 (9.8%). This indicates the property is underpriced and presents a favorable buying opportunity.
Fair value modelled at €770,620 from 6 comparable sales in the area. Asking €695,000 sits €75,620 (9.8%) below — the upside to fair value.
Asking €695,000 versus the rua Doutor Álvaro de Castro, 16 area baseline of €735,825 (€5,451/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €735,825, adjusted for condition and micro-location, gives a modelled fair value of €770,620 (€5,708/m²), a €75,620 (9.8%) gap versus the €695,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Álvaro de Castro, 16 | Subject | €695,000 | €5,148 | — | 75 | 81 |
| estrada do Desvio S / N | Active | €349,000 | €3,635 | 29.4% | 74 | 75 |
| largo do Rato | Active | €850,000 | €6,538 | 27.0% | 88 | 83 |
| avenida Duque de Loulé | Active | €725,000 | €5,331 | 3.5% | 85 | 85 |
| rua Maria Pia, 389 | Active | €580,000 | €4,056 | 21.2% | 81 | 82 |
| Median comp | €652,500 | €4,694 | 8.8% | 83 | 83 |
Long-term rental This 2-bed apartment in Avenidas Novas presents a strategic opportunity for long-term rental given its central position in Lisbon which drives consistent tenant demand. With a fair value of €770,620, purchasing at €695,000 offers a notable gap of 9.8% and a gross yield of 3.1%, making it an appealing investment. Buy-and-hold Investing in this property for the buy-and-hold strategy is bolstered by its high condition score of 79/100 and a robust neighbourhood score of 81/100, ensuring desirability over the long term. The difference between the listing price and the fair value reflects an opportunity for appreciation, with the potential for stronger returns as the rental market in Lisbon thrives. Family rental This apartment is ideally suited for family rental due to its spacious size of 135m² and its prime location close to Lisbon's amenities, which are vital for a family lifestyle. At a listing price of €695,000, the property remains subvalorizada, providing value for families seeking stability in a vibrant urban environment. Not ideal for: Student housing Though the apartment is positioned in a central area, its size and target demographic make it less attractive for student housing, which tends to favor smaller, lower-cost rentals. The property’s premium nature aligns better with families or long-term professionals rather than transient student renters.
Tenant turnover risk High tenant turnover may be influenced by the tenant stability score of 70/100, potentially leading to increased vacancy periods and costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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