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, 3-bathroom apartment of 175 m² on the 1st floor, energy rating C. Located on rua Marquês de Fronteira, Avenidas Novas parish, Lisbon municipality, Lisbon district. This apartment features a fully equipped independent laundry room, enhancing functional living, and its corner unit design allows for bright, ambient light from multiple exposures throughout the day.
The valuation. The asking price of €1,300,000 exceeds the fair value of €1,158,684 by €141,316 (12.2%). This indicates that the property is overpriced in the current market.
Fair value modelled at €1,158,684 from 6 comparable sales in the area. Asking €1,300,000 sits €141,316 (12.2%) above — overpriced versus fair value.
Asking €1,300,000 versus the rua Marquês de Fronteira area baseline of €1,058,182 (€6,047/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €1,058,182, adjusted for condition and micro-location, gives a modelled fair value of €1,158,684 (€6,621/m²), a €141,316 (12.2%) gap versus the €1,300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Marquês de Fronteira | Subject | €1,300,000 | €7,429 | — | 82 | 80 |
| parque Eduardo VII | Active | €1,350,000 | €7,105 | 4.4% | 85 | 78 |
| Arroios · dc1450 | Active | €645,000 | €5,864 | 21.1% | 78 | 81 |
| Arroios · b7bf36 | Active | €650,000 | €6,842 | 7.9% | 80 | 86 |
| avenida Rio de Janeiro, 16 | Active | €1,000,000 | €6,849 | 7.8% | 75 | 83 |
| Median comp | €825,000 | €6,846 | 7.8% | 79 | 82 |
Long-term rental This 3-bed apartment in Avenidas Novas, listed at €1,300,000, is overpriced by 12.2% compared to its fair value of €1,158,684, yielding only 2.3% gross, which may deter long-term tenants. The neighbourhood score of 80/100 indicates reasonable demand, but the price reduction is essential to enhance profitability in the long-term rental market. Buy-and-hold The current price of €1,300,000 for this property exceeds the fair value by 12.2%, presenting a challenging scenario for buy-and-hold investors who are typically conservative about entry prices. Despite the area's 85/100 condition rating, the investment remains unattractive due to its valuation significantly exceeding intrinsic worth. Luxury market In the luxury market segment, this apartment's listing price of €1,300,000 is indicative of a property that is overpriced, standing at 12.2% above the fair value assessed at €1,158,684. Although Avenidas Novas is a desirable neighbourhood with adequate amenities, the premium placed on this property does not align with the rental yield of 2.3%, making it less appealing for luxury market investors.
Economic downturn risk An economic stability score of 90/100 suggests resilience, but any significant downturn could impact tenant stability, currently at 80/100, risking potential vacancy and reduced income.
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