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 256 m² on the 2nd floor, energy rating C. Located on avenida António Augusto de Aguiar, Avenidas Novas parish, Lisbon municipality, Lisbon district. This apartment features high ceilings adorned with elegant moldings, enhancing its spaciousness and rich architectural character while allowing an abundance of natural light to flow throughout.
The valuation. The asking price of €1,900,000 sits above the assessed fair value of €1,709,474 by €190,526 (11.1%). This valuation indicates that the property is overpriced.
Fair value modelled at €1,709,474 from 6 comparable sales in the area. Asking €1,900,000 sits €190,526 (11.1%) above — overpriced versus fair value.
Asking €1,900,000 versus the avenida António Augusto de Aguiar area baseline of €1,534,301 (€5,993/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 €1,534,301, adjusted for condition and micro-location, gives a modelled fair value of €1,709,474 (€6,678/m²), a €190,526 (11.1%) gap versus the €1,900,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida António Augusto de Aguiar | Subject | €1,900,000 | €7,422 | — | 83 | 80 |
| parque Eduardo VII | Active | €1,350,000 | €7,105 | 4.3% | 85 | 78 |
| Arroios · dc1450 | Active | €645,000 | €5,864 | 21.0% | 78 | 81 |
| rua Marquês de Fronteira | Active | €1,300,000 | €7,429 | 0.1% | 82 | 80 |
| rua do Loreto, 21 | Active | €795,000 | €4,877 | 34.3% | 80 | 85 |
| Median comp | €1,047,500 | €6,485 | 12.6% | 81 | 81 |
Long-term rental The current listing price of €1,900,000, which is 11.1% above the fair value of €1,709,474, does not support an attractive long-term rental strategy given the gross yield of only 2.2%. This yield, combined with a condition rating of 85/100 and a neighborhood score of 80/100, suggests a limited upside for rental income relative to the purchase price. Buy-and-hold As the property is overpriced relative to its fair value by 11.1%, the buy-and-hold strategy may not yield the desired growth over time, especially with a gross yield of just 2.2%. While the location has potential, the current acquisition cost does not provide a strong foundation for long-term value appreciation. Luxury market Despite the property being in a desirable area of Lisbon, the listing price of €1,900,000 exceeds its fair value by 11.1%, indicating it is overpriced for the luxury market. The limited gross yield of 2.2% further weakens the investment case within this segment, where appreciation rates are typically expected to justify high prices.
Tenant turnover risk: With a tenant stability score of 70/100, there is a potential risk of higher tenant turnover, which could lead to increased vacancy rates 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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