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 150 m² on the 2nd floor, built in 1920. Located on rua Carlos Testa S / N, Avenidas Novas parish, Lisbon municipality, Lisbon district. Exclusivity: This apartment features the rare advantage of having access to three private parking spaces, enhancing urban living in the heart of Lisbon's Avenidas Novas district. Design: The layout emphasizes a seamless flow between living spaces while maintaining privacy across the bedrooms.
The valuation. The asking price of €1,500,000 sits €152,412 (11.3%) above the fair value of €1,347,588. This indicates that the property is overpriced. Buy-to-flip angle. A buy-to-flip strategy could involve enhancing the property’s aesthetic appeal to improve resale value, but given its current price, the potential returns might be insufficient to justify the investment. Buy-to-let angle. For a rental strategy, the property generates an estimated gross yield of 1.8% with projected monthly income around €2,250, reflecting its suitability for long-term or vacation rental markets despite the lower yield.
Fair value modelled at €1,347,588 from 6 comparable sales in the area. Asking €1,500,000 sits €152,412 (11.3%) above — overpriced versus fair value.
Asking €1,500,000 versus the rua Carlos Testa S / N area baseline of €1,223,301 (€8,155/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 €1,223,301, adjusted for condition and micro-location, gives a modelled fair value of €1,347,588 (€8,984/m²), a €152,412 (11.3%) gap versus the €1,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Carlos Testa S / N | Subject | €1,500,000 | €10,000 | — | 83 | 81 |
| Estrela · 4a4415 | Active | €2,380,000 | €12,332 | 23.3% | 88 | 80 |
| Arroios · 3df28e | Active | €599,900 | €6,521 | 34.8% | 77 | 86 |
| rua Chagas | Active | €4,300,000 | €12,286 | 22.9% | 90 | 90 |
| avenida 5 de Outubro, 190B | Active | €1,695,000 | €9,912 | 0.9% | 80 | 82 |
| Median comp | €2,037,500 | €11,099 | 11.0% | 84 | 84 |
Long-term rental The apartment's gross yield of 1.8% indicates limited cash flow potential for long-term rental investors, which may not justify the current listing price. Given the gap of 11.3% over fair value, this strategy may lead to suboptimal investment performance. Buy-and-hold Holding onto this property may not yield the desired capital appreciation given its overpriced status, with a fair value of €1,347,588 against the listing of €1,500,000. Investors should be wary of the long-term implications of purchasing at such a premium. Short-term vacation rental Opting for a short-term vacation rental strategy may not mitigate the risks associated with this purchase, particularly with a property valued at 11.3% above fair market. The potential for consistent occupancy rates should be carefully weighed against the elevated purchase price of €1,500,000.
Tenant turnover risk Tenants may be less stable due to a score of 70/100, potentially leading to higher turnover and vacancy rates compared to properties with higher tenant stability scores.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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