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 97 m², energy rating A. Located Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts high-security armored doors and is situated in a quiet area with 24-hour security and concierge services, enhancing its exclusivity and safety.
The valuation. The asking price of €1,350,000 is significantly above the fair value of €756,955, indicating it is overpriced by €593,045 (78.3%). Buyers should proceed with caution due to this considerable discrepancy.
Fair value modelled at €756,955 from 6 comparable sales in the area. Asking €1,350,000 sits €593,045 (78.3%) above — overpriced versus fair value.
Asking €1,350,000 versus the Avenidas Novas, Lisbon, Lisbon area baseline of €720,508 (€7,428/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 below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €720,508, adjusted for condition and micro-location, gives a modelled fair value of €756,955 (€7,804/m²), a €593,045 (78.3%) gap versus the €1,350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Avenidas Novas · 144166 | Subject | €1,350,000 | €13,918 | — | 82 | 81 |
| rua António Alçada Baptista, 12 | Active | €668,000 | €5,613 | 59.7% | 85 | 81 |
| rua Arco do Carvalhão | Active | €812,000 | €6,548 | 52.9% | 90 | 90 |
| rua do Forno do Tijolo, 9B | Active | €545,000 | €8,934 | 35.8% | 85 | 86 |
| São Domingos de Benfica · 468202 | Active | €714,000 | €6,673 | 52.1% | 78 | 83 |
| Median comp | €691,000 | €6,611 | 52.5% | 85 | 85 |
Long-term rental The apartment’s gross yield of 1.8% indicates that the potential rental income does not justify the high asking price of €1,350,000, which is 78.3% above its fair value. Therefore, as a long-term rental investment, the property is overpriced and unlikely to deliver adequate returns to offset its initial cost. Buy-and-hold Investing in this apartment for a buy-and-hold strategy makes less sense given its significant price premium over the fair value of €756,955. The property, while situated in a stable and amenity-rich neighborhood, is overpriced, raising concerns about long-term appreciation against its current cost. Short-term vacation rental The short-term vacation rental market could typically benefit from Lisbon's tourism; however, at a listing price of €1,350,000, this property is clearly overpriced compared to its fair value. The high cost may hinder occupancy rates and profitability, making it a less attractive option for short-term rentals.
Tenant turnover risk The tenant stability score of 55/100 indicates a higher likelihood of tenant turnover, which could lead to increased vacancy rates and reduced cash flow.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
