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, 2-bathroom apartment of 118 m². Located on rua Frei Carlos, Avenidas Novas parish, Lisbon municipality, Lisbon district. This apartment has exclusive resident parking, a rare feature in such a central area of Lisbon, enhancing convenience amidst the urban landscape.
The valuation. The asking price of €735,000 is €80,792 (12.3%) above the fair value of €654,208, indicating that the property is overpriced. This valuation suggests that investors should approach with caution.
Fair value modelled at €654,208 from 6 comparable sales in the area. Asking €735,000 sits €80,792 (12.3%) above — overpriced versus fair value.
Asking €735,000 versus the rua Frei Carlos area baseline of €634,552 (€5,378/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 €634,552, adjusted for condition and micro-location, gives a modelled fair value of €654,208 (€5,544/m²), a €80,792 (12.3%) gap versus the €735,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Frei Carlos | Subject | €735,000 | €6,229 | — | 75 | 78 |
| Santo António · b32933 | Active | €530,000 | €7,067 | 13.5% | 76 | 85 |
| avenida 5 de Outubro, 267 | Active | €669,000 | €6,082 | 2.4% | 78 | 86 |
| Avenidas Novas · be9648 | Active | €790,000 | €5,725 | 8.1% | 76 | 84 |
| Areeiro · ba57e5 | Active | €795,000 | €5,129 | 17.7% | 78 | 88 |
| Median comp | €729,500 | €5,904 | 5.2% | 77 | 86 |
Long-term rental This property, priced at €735,000, is notably 12.3% above its fair value of €654,208, indicating that it is overpriced and may yield lower returns over time. With a gross yield of only 3%, investors could find more favorable opportunities within the Lisbon market. Buy-and-hold The current valuation suggests this property is overpriced, with a significant gap against the fair value that limits its potential for appreciation. Moreover, while Avenidas Novas has a decent condition rating of 79/100, the high entry price could hinder long-term investment growth. Family rental At a listing price of €735,000, this property is overpriced compared to its assessed fair value, yielding a modest gross rental income. Families seeking rental options might benefit from alternatives that better align with market prices, given the 12.3% premium on this apartment. Not ideal for short-term rental Overpricing at €735,000 means this property would struggle to compete in the short-term rental market, especially given its 3% gross yield. Investment in short-term rentals typically thrives on lower price points that allow for higher nightly rates and occupancy. Not ideal for student housing The apartment's high price tag of €735,000 suggests it is overpriced, making it difficult to attract student tenants who generally seek more affordable accommodations. With Lisbon's competitive student rental market, better options exist that provide value for both landlords and tenants. Not ideal for luxury market This property, listed at €735,000, is overpriced and does not meet the standards typically associated with the luxury market segment. Potential luxury buyers may find more appealing options that justify higher price points compared to this apartment's offering.
Economic Vulnerability The property's high economic stability score of 80/100 suggests resilience, but a tenant stability score of 75/100 indicates potential fluctuations in rental income which could affect cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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