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, 1-bathroom apartment of 68 m² on the 2nd floor, built in 1958, energy rating C. Located on rua Carlos Reis, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes several balconies, allowing for enhanced natural light and outdoor access from both bedrooms and the living room.
The valuation. The asking price of €460,000 is significantly above the fair value of €341,377, representing an overprice of €118,623 (34.7%). This indicates that the property is not competitively priced in the current market.
Fair value modelled at €341,377 from 6 comparable sales in the area. Asking €460,000 sits €118,623 (34.7%) above — overpriced versus fair value.
Asking €460,000 versus the rua Carlos Reis area baseline of €324,257 (€4,768/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €324,257, adjusted for condition and micro-location, gives a modelled fair value of €341,377 (€5,020/m²), a €118,623 (34.7%) gap versus the €460,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Carlos Reis | Subject | €460,000 | €6,765 | — | 76 | 83 |
| rua Angelina Vidal | Active | €373,000 | €4,494 | 33.6% | 75 | 82 |
| rua Bernardim Ribeiro | Active | €710,000 | €7,100 | 5.0% | 80 | 84 |
| Avenidas Novas · 8ee745 | Active | €415,000 | €5,321 | 21.3% | 70 | 84 |
| Campo de Ourique · 3df5ce | Active | €428,000 | €6,388 | 5.6% | 70 | 85 |
| Median comp | €421,500 | €5,855 | 13.5% | 73 | 84 |
Long-term rental The 2-bed apartment in Avenidas Novas, priced at €460,000, is overpriced by 34.7% compared to its fair value of €341,377, which limits potential returns. With a gross yield of only 3.4%, this investment may struggle to provide adequate cash flow, especially in a competitive rental market. Short-term vacation rental While the central location of the apartment could attract tourists, the current pricing makes this property overpriced at a 34.7% premium to its fair value. The modest gross yield of 3.4% does not adequately compensate for the risk of fluctuations in short-term rental demand. Buy-and-hold As a buy-and-hold investment, this property at €460,000 is overpriced by 34.7% compared to the fair value estimate of €341,377. Although Avenidas Novas is a desirable neighborhood with a high rating of 83/100, the potential for long-term appreciation is undermined by its current inflated price. Not ideal for agricultural investment Given its urban setting in central Lisbon, this property does not lend itself to agricultural investment. The lack of suitable land indicates that such an investment strategy would not be practical. Not ideal for high-risk renovation projects Acquiring this apartment for a high-risk renovation project is not recommended, as its current price is 34.7% above the fair value. The overall condition ratings indicate that the property is sufficiently maintained, leaving little incentive for extensive renovation efforts.
Potential Tenant Volatility The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy periods and associated costs if economic conditions shift.
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