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 155 m² on the 6th floor, energy rating C. Located Avenidas Novas parish, Lisbon municipality, Lisbon district. This apartment's private terrace provides a tranquil outdoor space for relaxation while enjoying panoramic views of Lisbon's rooftops, enhancing its appeal in an urban setting.
The valuation. The asking price of €940,000 is significantly above the fair value of €849,586, reflecting an overvaluation of €90,414 (10.6%). This discrepancy suggests cautious consideration for potential buyers. Buy-to-flip angle. The buy-to-flip strategy may be challenging due to the property being overpriced; however, with high-quality finishes and demand in Lisbon, cosmetic updates could yield a profit upon resale. Buy-to-let angle. A buy-to-let approach could generate a gross yield of 3% with an estimated rental income of €2,350/month, capitalizing on the area's strong demand for family rentals and urban amenities.
Fair value modelled at €849,586 from 6 comparable sales in the area. Asking €940,000 sits €90,414 (10.6%) above — overpriced versus fair value.
Asking €940,000 versus the Avenidas Novas, Lisbon, Lisbon area baseline of €814,368 (€5,254/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 €814,368, adjusted for condition and micro-location, gives a modelled fair value of €849,586 (€5,481/m²), a €90,414 (10.6%) gap versus the €940,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Avenidas Novas · cc9952 | Subject | €940,000 | €6,065 | — | 72 | 82 |
| rua Actor Vale, 41 | Active | €575,000 | €4,873 | 19.6% | 72 | 83 |
| Penha de França · b328f8 | Active | €700,000 | €6,087 | 0.4% | 74 | 84 |
| calçada dos Mestres, 5 | Active | €585,000 | €6,359 | 4.9% | 76 | 84 |
| rua Padre Francisco Álvares S / N | Active | €529,900 | €5,888 | 2.9% | 80 | 78 |
| Median comp | €580,000 | €5,988 | 1.3% | 75 | 84 |
Long-term rental This 3-bed apartment in Avenidas Novas is currently overpriced at €940,000, compared to a fair value of €849,586, resulting in a 10.6% gap. With a gross yield of only 3% and a condition rating of 76/100, this property does not provide a compelling return for long-term rental investment. Buy-and-hold Although Lisbon's robust economy promises potential appreciation, the current listing price for this apartment exceeds its fair value by 10.6%, indicating that it is overpriced. The 3% gross yield further suggests that this property may not yield satisfactory returns for a buy-and-hold strategy. Family rental The Avenidas Novas location offers good amenities and a solid neighborhood rating of 82/100, but the apartment is listed at €940,000, above the fair value of €849,586. With a lack of competitive yield at 3%, this property may not be the best choice for a family rental investment. Not ideal for: Due to its high listing price and low yield, this property is not suitable for student housing or short-term vacation rentals, where price sensitivity is crucial. Affordability and value alignment are key factors in these markets, and this apartment does not meet those criteria.
Tenant Default Risk With a tenant stability score of 70/100, there is a moderate risk of tenant defaults which could impact rental income stability in the future.
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