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, 4-bathroom apartment of 270 m² on the 2nd floor, built in 1988, energy rating D. Located Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment elegantly merges original 1937 decorative ceilings with a modern renovation, creating a harmonious blend of historical charm and contemporary luxury. Location Advantage: Located directly opposite Eduardo VII Park, it offers immediate access to green space.
The valuation. The asking price of €2,100,000 exceeds the fair value of €1,847,221 by €252,779 (13.7%). This property is considered overpriced in the current market conditions.
Fair value modelled at €1,847,221 from 6 comparable sales in the area. Asking €2,100,000 sits €252,779 (13.7%) above — overpriced versus fair value.
Asking €2,100,000 versus the Avenidas Novas, Lisbon, Lisbon area baseline of €1,616,625 (€5,988/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 88/100 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 €1,616,625, adjusted for condition and micro-location, gives a modelled fair value of €1,847,221 (€6,842/m²), a €252,779 (13.7%) gap versus the €2,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Avenidas Novas · 622b39 | Subject | €2,100,000 | €7,778 | — | 85 | 82 |
| praça de Londres Apresentamos | Active | €1,950,000 | €6,500 | 16.4% | 82 | 87 |
| avenida Duque de Loulé | Active | €1,750,000 | €7,609 | 2.2% | 80 | 90 |
| Arroios · ba5701 | Active | €1,995,000 | €6,628 | 14.8% | 90 | 83 |
| Avenidas Novas · 8ee8f0 | Active | €1,150,000 | €7,055 | 9.3% | 85 | 81 |
| Median comp | €1,850,000 | €6,842 | 12.0% | 84 | 85 |
Long-term rental The property’s current listing price of €2,100,000 is 13.7% above its fair value of €1,847,221, making it an overpriced investment for long-term rental. The gross yield of 2.5% reflects limited returns, especially given the high cost relative to its valuation. Buy-and-hold At a listing price of €2,100,000, the investment demonstrates a clear gap against the fair value, marking it as overpriced for a buy-and-hold strategy. The anticipated yield of 2.5% further indicates a mismatch between the investment cost and potential income generation over time. Family rental Considering the €2,100,000 price against a fair value of €1,847,221 results in a property deemed overpriced for family rental purposes. Although the apartment's condition and neighborhood ratings are strong, the 2.5% yield does not justify the elevated purchase price for securing long-term tenants.
Economic downturn risk With an economic stability score of 90/100, there is still a potential risk that local or broader economic downturns could affect tenant demand and property valuation, despite the relatively high score.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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