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, 2-bathroom apartment of 142 m² on the 4th floor, built in 1950, energy rating D. Located Avenidas Novas parish, Lisbon municipality, Lisbon district. Unique Feature: The apartment's layout includes a versatile room with an independent entrance, ideal for a home office or additional bedroom, enhancing its functional appeal in a central location.
The valuation. The asking price of €830,000 sits €43,599 (5.5%) above the fair value of €786,401. This property is considered fair in terms of pricing.
Fair value modelled at €786,401 from 6 comparable sales in the area. Asking €830,000 sits €43,599 (5.5%) above — overpriced versus fair value.
Asking €830,000 versus the Avenidas Novas, Lisbon, Lisbon area baseline of €785,851 (€5,534/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 is below the parish average, reducing 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 €785,851, adjusted for condition and micro-location, gives a modelled fair value of €786,401 (€5,538/m²), a €43,599 (5.5%) gap versus the €830,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Avenidas Novas · efdc25 | Subject | €830,000 | €5,845 | — | 70 | 86 |
| rua Amílcar Cabral | Active | €620,000 | €6,078 | 4.0% | 70 | 79 |
| avenida da República | Active | €860,000 | €6,719 | 14.9% | 68 | 80 |
| avenida João XXI, 70A 70D | Active | €1,220,000 | €5,422 | 7.2% | 78 | 81 |
| rua Doutor António Martins, 3 | Active | €697,000 | €5,362 | 8.3% | 74 | 81 |
| Median comp | €778,500 | €5,750 | 1.6% | 72 | 81 |
Long-term rental The property in Avenidas Novas offers a gross yield of 3.2%, which is moderate for the area but reflects the sustainable demand for long-term rentals in a well-rated neighbourhood. Although the property is priced at €830,000, which is slightly above its fair value, it remains a stable choice for rental income given the strong tenant quality and proximity to amenities. Buy-and-hold At a fair valuation relative to price trends in Avenidas Novas, holding this property long-term could yield favorable equity growth, contingent on continued urban development and demand in Lisbon. While the gap to the fair value is only 5.5%, indicating a reasonable price point, the investment should be approached with the expectation of steady, rather than rapid, appreciation. Luxury market Situated in a desirable area, this 3-bed apartment caters to the luxury market segment, where demand remains resilient despite a modest yield of 3.2%. Although this property is not going for a discount, its value lies in the quality of life it offers within a well-established neighbourhood, appealing to affluent buyers and renters alike.
Tenant turnover risk High tenant turnover may occur due to a tenant stability score of 80/100, potentially leading to increased vacancy periods and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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