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 153 m² on the 4th floor, built in 1971, energy rating C. Located Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a double living room layout that allows for distinct living and dining areas, enhancing functionality and social interaction in a spacious environment.
The valuation. The asking price of €975,000 sits 4.2% above the fair value of €935,882, indicating the property is fairly priced but slightly above market expectations. Buy-to-flip angle. The resale strategy focuses on a cosmetic renovation to enhance appeal, targeting a potential quick flip for a higher return. Buy-to-let angle. The rental income strategy aims for a gross yield of 2.8%, generating approximately €2,275 per month in rental income, capitalizing on the central Lisbon location's demand.
Fair value modelled at €935,882 from 6 comparable sales in the area. Asking €975,000 sits €39,118 (4.2%) above — overpriced versus fair value.
Asking €975,000 versus the Avenidas Novas, Lisbon, Lisbon area baseline of €905,002 (€5,915/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €905,002, adjusted for condition and micro-location, gives a modelled fair value of €935,882 (€6,117/m²), a €39,118 (4.2%) gap versus the €975,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Avenidas Novas · 8314ed | Subject | €975,000 | €6,373 | — | 73 | 79 |
| Penha de França · b328f8 | Active | €700,000 | €6,087 | 4.5% | 74 | 84 |
| rua Almeida e Sousa | Active | €880,000 | €7,857 | 23.3% | 80 | 82 |
| calçada dos Mestres, 5 | Active | €585,000 | €6,359 | 0.2% | 76 | 84 |
| avenida Conde de Valbom, 65 | Active | €650,000 | €4,577 | 28.2% | 80 | 85 |
| Median comp | €675,000 | €6,223 | 2.3% | 78 | 84 |
Long-term rental With a gross yield of 2.8% in the central Lisbon market, this property remains consistent with prevailing neighbourhood valuations. However, the gap to fair value of 4.2% suggests it is priced at a level that may limit future appreciation potential in a competitive rental landscape. Buy-and-hold This 3-bed apartment in Avenidas Novas has a fair value of €935,882, indicating its price aligns with current market conditions rather than providing any inherent upside. A yield of 2.8% reflects solid but unspectacular performance in a neighbourhood known for robust economic activity and demand. Family rental The property is located in a thriving area of Lisbon, boasting a neighbourhood rating of 79/100, which indicates desirability for families seeking long-term accommodations. Despite the moderate yield of 2.8%, the price point closely aligns with fair market value, suggesting that the investment lacks significant financial advantages for family rentals in this competitive sector.
Tenant Stability Risk The tenant stability score of 65/100 indicates a moderate risk of turnover and potential vacancy, which may impact cash flow and overall investment performance.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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