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, 2-bathroom apartment of 102 m² on the 3rd floor, built in 2018, energy rating C. Located Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment offers a unique balcony with treetop views and is nestled within a meticulously restored Art Deco building, ensuring a blend of historic charm and modern aesthetics.
The valuation. The asking price of €850,000 sits significantly above the fair value of €622,200, indicating an excess of €227,800, or 36.6%. This property is therefore considered overpriced.
Fair value modelled at €622,200 from 6 comparable sales in the area. Asking €850,000 sits €227,800 (36.6%) above — overpriced versus fair value.
Asking €850,000 versus the Avenidas Novas, Lisbon, Lisbon area baseline of €544,552 (€5,339/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 €544,552, adjusted for condition and micro-location, gives a modelled fair value of €622,200 (€6,100/m²), a €227,800 (36.6%) gap versus the €850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Avenidas Novas · d1dce1 | Subject | €850,000 | €8,333 | — | 82 | 83 |
| rua Sampaio e Pina | Active | €950,000 | €9,314 | 11.8% | 82 | 84 |
| avenida de Roma | Active | €710,000 | €7,320 | 12.2% | 78 | 85 |
| rua de Campolide, 378 | Active | €660,000 | €5,500 | 34.0% | 78 | 78 |
| rua Bernardo Lima, 22 | Active | €670,000 | €6,700 | 19.6% | 85 | 94 |
| Median comp | €690,000 | €7,010 | 15.9% | 80 | 85 |
Long-term rental The apartment's gross yield of 2.9% reflects a challenging rental market, with the current price significantly above fair value at €850,000 compared to €622,200. This scenario indicates that securing tenants for long-term rental may yield lower returns than expected due to the high acquisition cost. Buy-and-hold Given the property's current valuation being 36.6% above fair value and the modest yield of 2.9%, holding this property could result in stagnant or declining profitability. The risk increases as the local market dynamics suggest limited appreciation potential in the near future. Family rental While the location in Avenidas Novas offers access to affluent neighborhoods and diverse amenities, the price premium on this apartment at €850,000 versus a fair value of €622,200 makes it less appealing for family rental purposes. Families may prioritize cost-effective options, leading to longer vacancy periods for an overpriced unit in this segment.
Potential Economic Downturn The economic stability score of 80/100 indicates a relatively stable environment, but any slight downturn could impact tenant demand and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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