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 85 m² on the 2nd floor, energy rating D. Located on rua São Sebastião da Pedreira, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment features a stylish, fully-equipped kitchen with modern appliances and a spacious balcony that offers panoramic views of the vibrant Avenidas Novas skyline.
The valuation. The asking price of €620,000 is significantly higher than the fair value of €486,094, making it overpriced by €133,906 or 27.5%. This discrepancy signals a challenging investment proposition for potential buyers.
Fair value modelled at €486,094 from 6 comparable sales in the area. Asking €620,000 sits €133,906 (27.5%) above — overpriced versus fair value.
Asking €620,000 versus the rua São Sebastião da Pedreira area baseline of €440,792 (€5,186/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €440,792, adjusted for condition and micro-location, gives a modelled fair value of €486,094 (€5,719/m²), a €133,906 (27.5%) gap versus the €620,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua São Sebastião da Pedreira | Subject | €620,000 | €7,294 | — | 80 | 80 |
| Estrela · 4a4601 | Active | €485,000 | €6,063 | 16.9% | 75 | 78 |
| avenida Columbano Bordalo Pinheiro, 90 | Active | €555,000 | €6,453 | 11.5% | 80 | 79 |
| rua Garcia de Orta, 56 | Active | €590,000 | €4,683 | 35.8% | 78 | 82 |
| São Domingos de Benfica · 225a3b | Active | €559,000 | €5,375 | 26.3% | 75 | 83 |
| Median comp | €557,000 | €5,719 | 21.6% | 77 | 81 |
Long-term rental Despite being located in a desirable area of Lisbon, the property is listed at 27.5% above its fair value of €486,094, indicating it is overpriced. This higher initial investment may limit returns for a long-term rental strategy, which typically benefits from lower acquisition costs and higher yield potential. Buy-and-hold The 3.6% gross yield may not fully compensate for the high purchase price of €620,000, given that it is significantly overpriced at 27.5% above fair value. This strategy may face challenges in generating sufficient capital growth to justify the elevated entry cost and overall risk. Family rental With a commendable condition rating of 82/100, this property appeals to families; however, its 27.5% overpricing at €620,000 makes for an expensive buy. Families might be drawn to the neighborhood, but the financial strain of the high listing price diminishes its attractiveness for long-term family rental purposes. Not ideal for: Student housing The property’s pricing does not align well with the typical budget constraints of students, compounded by its 27.5% overvaluation. Additionally, its positioning in an upscale area may limit the target tenant pool, making it less suitable for student housing investments.
Tenant turnover risk With a tenant stability score of 75/100, there is a potential concern for increased tenant turnover, which could result in higher vacancy rates and associated costs.
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