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.
5-bedroom, 4-bathroom duplex of 295 m² on the 7th floor, built in 2005, energy rating E. Located on avenida Duque de Ávila, 44, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property includes a rare parking space for 6 vehicles, and its private garden offers a unique green oasis in Lisbon's bustling urban environment.
The valuation. The asking price of €2,150,000 is significantly above the fair value of €1,880,126, reflecting an overpriced situation by €269,874 (14.4%). Buy-to-flip angle. The buy-to-flip strategy may be challenging, as high renovation costs could further diminish profit margins due to the current asking price. Buy-to-let angle. A rental income strategy would yield a gross yield of 2.4%, approximately €4,300 per month, positioning the property as a long-term investment option.
Fair value modelled at €1,880,126 from 6 comparable sales in the area. Asking €2,150,000 sits €269,874 (14.4%) above — overpriced versus fair value.
Asking €2,150,000 versus the avenida Duque de Ávila, 44 area baseline of €1,778,472 (€6,029/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €1,778,472, adjusted for condition and micro-location, gives a modelled fair value of €1,880,126 (€6,373/m²), a €269,874 (14.4%) gap versus the €2,150,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Duque de Ávila, 44 | Subject | €2,150,000 | €7,288 | — | 75 | 81 |
| avenida Miguel Torga, 23A | Active | €2,100,000 | €6,364 | 12.7% | 75 | 81 |
| rua dos Lagares d'El-Rei, 2A | Active | €464,706 | €1,859 | 74.5% | 75 | 82 |
| avenida Conde Valbom | Active | €2,600,000 | €12,264 | 68.3% | 78 | 80 |
| rua Abranches Ferrão | Active | €1,190,000 | €4,897 | 32.8% | 60 | 81 |
| Median comp | €1,645,000 | €5,631 | 22.7% | 75 | 81 |
Long-term rental The property is overpriced at €2,150,000 compared to a fair value of €1,880,126, creating a significant gap of 14.4%. With a gross yield of only 2.4%, the potential returns do not justify the investment in the current market. Short-term vacation rental While the property is situated in a high-demand area of central Lisbon, its listing price of €2,150,000 exceeds the fair value by 14.4%. The 2.4% gross yield suggests that potential rental income may not adequately compensate for the elevated purchase price, making this an unattractive option for investors. Buy-and-hold At a listing price of €2,150,000, the property is clearly overpriced against the fair value of €1,880,126. The low yield of 2.4% raises concerns about the long-term profitability of holding onto this asset in a competitive Lisbon market. Not ideal for student housing Given the high market price of €2,150,000, the property falls outside an attractive investment for student housing. The quality metrics suggest that returning on such an investment in this segment is unlikely to meet expectations given the financial outlay required.
Tenant turnover risk With a tenant stability score of 70/100, there is a significant risk of increased tenant turnover, which could lead to higher vacancy rates and associated costs.
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