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 122 m² on the 4th floor, built in 1971, energy rating C. Located Avenidas Novas parish, Lisbon municipality, Lisbon district. Benefiting from dual entrances, this apartment ensures enhanced privacy and functionality while maintaining an exclusive atmosphere with only one apartment per floor.
The valuation. The asking price of €975,000 sits significantly above the fair value of €795,172, making it overpriced by €179,828 (22.6%). This discrepancy highlights the need for careful consideration before any investment decision.
Fair value modelled at €795,172 from 6 comparable sales in the area. Asking €975,000 sits €179,828 (22.6%) above — overpriced versus fair value.
Asking €975,000 versus the Avenidas Novas, Lisbon, Lisbon area baseline of €763,344 (€6,257/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €763,344, adjusted for condition and micro-location, gives a modelled fair value of €795,172 (€6,518/m²), a €179,828 (22.6%) gap versus the €975,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Avenidas Novas · 83147c | Subject | €975,000 | €7,992 | — | 76 | 80 |
| rua Doutor Rafael Duque, 6 | Active | €599,000 | €5,301 | 33.7% | 91 | 81 |
| avenida de Roma, 116 | Active | €625,000 | €6,944 | 13.1% | 75 | 78 |
| Alvalade · cd08b7 | Active | €950,000 | €5,000 | 37.4% | 74 | 75 |
| avenida de Roma | Active | €787,500 | €7,875 | 1.5% | 75 | 82 |
| Median comp | €706,250 | €6,123 | 23.4% | 75 | 80 |
Long-term rental This property, with its 2.3% gross yield and 22.6% gap from fair value, presents a significant risk for long-term rental investment due to its overpriced nature. The local economic activity does suggest a steady demand; however, the high acquisition cost limits potential profitability. Buy-and-hold Given the current listing price of €975,000, this buy-and-hold strategy is not advisable as the property is overpriced by 22.6% compared to its fair value. While the Avenidas Novas neighborhood offers good amenities and tenant quality, the high initial investment could hinder long-term capital gains. Family rental Although the property is located in a family-friendly area with a decent condition score of 78/100, the current asking price reflects a 22.6% premium over its fair value. This overvaluation may deter families looking for affordable rental options, ultimately impacting rental income stability.
Tenant turnover risk With a tenant stability score of 75/100, there is a significant risk that the property may experience higher than average tenant turnover, potentially leading to increased vacancy rates 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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