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 90 m², energy rating C. Located Avenidas Novas parish, Lisbon municipality, Lisbon district. Located in a recently renovated building, this apartment features high-quality finishes and a private attic space, adding unique storage and design potential.
The valuation. The asking price of €546,000 is slightly above the fair value of €503,214, resulting in a difference of €42,786 (8.5%). The property is positioned at a fair market price, reflecting its quality and location.
Fair value modelled at €503,214 from 6 comparable sales in the area. Asking €546,000 sits €42,786 (8.5%) above — overpriced versus fair value.
Asking €546,000 versus the Avenidas Novas, Lisbon, Lisbon area baseline of €499,781 (€5,553/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 €499,781, adjusted for condition and micro-location, gives a modelled fair value of €503,214 (€5,591/m²), a €42,786 (8.5%) gap versus the €546,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Avenidas Novas · 5da169 | Subject | €546,000 | €6,067 | — | 74 | 83 |
| rua Diário de Noticias, 52 | Active | €485,000 | €5,105 | 15.8% | 70 | 82 |
| Misericórdia · 3df5c1 | Active | €850,000 | €7,025 | 15.8% | 73 | 84 |
| avenida da Liberdade | Active | €985,000 | €7,296 | 20.3% | 78 | 87 |
| Lumiar · 834198 | Active | €319,000 | €5,696 | 6.1% | 74 | 76 |
| Median comp | €667,500 | €6,361 | 4.8% | 74 | 83 |
Long-term rental With a gross yield of 3.4%, the 2-bed apartment offers stable cash flow potential, but the property is fairly priced at €546,000, above its fair value of €503,214. The strong employment opportunities in Lisbon's business districts support consistent tenant demand, making this property a reasonable option for long-term rental. Student housing The apartment's proximity to Lisbon's business districts enhances its attractiveness for the student housing market, yet it is fairly priced at €546,000 compared to the fair value of €503,214. Given the vibrant urban environment and good condition rating of 76/100, demand from students is likely to remain healthy but does not suggest a notable investment advantage at this price point. Buy-and-hold As a buy-and-hold investment, the property presents an opportunity for capital appreciation but is currently priced fairly at €546,000, just above its fair value of €503,214. The solid neighborhood rating of 83/100 suggests long-term potential, although the margin for immediate profit appears limited given the current valuation. Not ideal for short-term vacation rental With a gross yield of just 3.4%, the property does not present an appealing opportunity for short-term vacation rentals, especially as it is correctly valued at €546,000. The lack of additional tourism-driven income potential in this urban area further diminishes its suitability for short-term leasing. Not ideal for luxury market Given the €546,000 pricing of the apartment, which aligns with its fair value, it does not attract the premium expected in the luxury market segment. The overall condition and characteristics do not justify a luxury designation, leaving it outside of this high-end investment focus.
Tenant turnover risk With a tenant stability score of only 60/100, there is a significant risk of higher turnover rates, which could lead to increased vacancy and associated costs over time.
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