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 90 m² on the 2nd floor, built in 2019, energy rating B. Located on rua Viriato, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes discreetly integrated ducted air conditioning and triple-glazed windows for enhanced thermal and acoustic insulation, promoting a comfortable and quiet living environment.
The valuation. The asking price of €985,000 is significantly above the fair value of €577,299, reflecting an excessive premium of €407,701 (70.6%). Verdict: overpriced.
Fair value modelled at €577,299 from 6 comparable sales in the area. Asking €985,000 sits €407,701 (70.6%) above — overpriced versus fair value.
Asking €985,000 versus the rua Viriato area baseline of €516,902 (€5,743/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 €516,902, adjusted for condition and micro-location, gives a modelled fair value of €577,299 (€6,414/m²), a €407,701 (70.6%) gap versus the €985,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Viriato | Subject | €985,000 | €10,944 | — | 80 | 81 |
| rua Professor Sousa da Câmara, 128 | Active | €945,000 | €10,862 | 0.8% | 82 | 84 |
| rua Joaquim Rocha Cabral | Active | €1,030,000 | €6,280 | 42.6% | 80 | 78 |
| Santa Maria Maior · 467fed | Active | €650,000 | €6,075 | 44.5% | 80 | 88 |
| rua Arco do Carvalhão | Active | €812,000 | €6,548 | 40.2% | 90 | 90 |
| Median comp | €878,500 | €6,414 | 41.4% | 81 | 86 |
Long-term rental This 2-bed apartment in Avenidas Novas is overpriced at €985,000, representing a significant 70.6% gap from its fair value of €577,299. The gross yield of 2.3% does not justify this investment given the area's competitive rental market. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable due to its steep pricing above fair value, which undermines potential capital appreciation. The condition (85/100) and neighbourhood rating (81/100) are positive, but they do not compensate for the notable 70.6% overpricing. Value-add renovation While renovations could enhance value, the current listing price of €985,000 indicates a 70.6% premium over fair value, which greatly diminishes the likelihood of a profitable return. It would require substantial increases in property value to offset the high initial investment, making this strategy less appealing. Not ideal for This property is not suitable for short-term vacation rentals or student housing due to its overpriced listing and lower gross yield, which do not align with high tenant turnover strategies. Potential investors may find that the overall investment is more secure in stable, long-term rentals given the current market conditions.
Economic Dependence Risk This property may face instability due to a relatively high economic stability score of 82/100, indicating potential vulnerability to economic fluctuations that could impact tenant retention with a score of 78/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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