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.
1-bedroom, 1-bathroom apartment of 84 m², built in 1950, energy rating D. Located Avenidas Novas parish, Lisbon municipality, Lisbon district. This property includes a top-of-the-line Pavigrés kitchen equipped with Bosch appliances, enhancing both functionality and aesthetic appeal, perfect for culinary enthusiasts.
The valuation. The asking price of €490,000 is marginally above the fair value of €485,513, with a difference of €4,487 (0.9%). This property is priced fairly relative to its market value.
Fair value modelled at €485,513 from 6 comparable sales in the area. Asking €490,000 sits €4,487 (0.9%) above — overpriced versus fair value.
Asking €490,000 versus the Avenidas Novas, Lisbon, Lisbon area baseline of €482,755 (€5,747/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €482,755, adjusted for condition and micro-location, gives a modelled fair value of €485,513 (€5,780/m²), a €4,487 (0.9%) gap versus the €490,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Avenidas Novas · 14414e | Subject | €490,000 | €5,833 | — | 74 | 78 |
| Avenidas Novas · ba57c5 | Active | €355,000 | €5,547 | 4.9% | 75 | 86 |
| rua Frei Fortunato de São Boaventura, 28 | Active | €239,000 | €5,196 | 10.9% | 72 | 85 |
| Misericórdia · 622a86 | Active | €270,000 | €6,923 | 18.7% | 72 | 91 |
| travessa da Espera | Active | €225,000 | €4,688 | 19.6% | 74 | 85 |
| Median comp | €254,500 | €5,372 | 7.9% | 73 | 86 |
Long-term rental The property in Avenidas Novas offers a respectable gross yield of 3.6%, making it a suitable option for long-term rental given the stable employment market and high demand in the area. However, with a fair value only slightly below the listing price, investors should be cautious as the potential for significant appreciation may be limited. Buy-and-hold With the property currently priced at €490,000, which is only 0.9% above fair value, investors seeking to buy and hold may find the incremental growth in value limited. The solid neighbourhood ratings and economic stability support a steady investment, but the minor gap in valuation suggests no immediate upside. Family rental Positioned in a high-demand area near the center of Lisbon, this apartment is attractive for family rentals due to its space and amenities. However, given its fair valuation, prospective landlords should temper their expectations regarding rental yield enhancement as significant appreciation is not anticipated. Not ideal for short-term rental Given the current pricing and condition, this property may not maximize returns in the short-term rental market. The stability of the neighbourhood and tenant quality suggest a different rental focus yields better prospects. Not ideal for student housing The 1-bed configuration and fair valuation indicate that this property is not ideally suited for student rentals, where multiple tenants might be expected. As student housing tends to require lower rental prices, the slight premium over fair value makes this opportunity less appealing.
Tenant turnover risk With a tenant stability score of 75/100, there is a risk that frequent tenant turnover could lead to inconsistent rental income and increased costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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