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, energy rating C. Located on praça de Espanha, Avenidas Novas parish, Lisbon municipality, Lisbon district. This apartment features ample built-in storage and a double living room conducive to versatile layouts, enhancing both functionality and aesthetic appeal.
The valuation. The asking price of €975,000 is significantly above fair value, which is estimated at €658,824, creating a discrepancy of €316,176 (48.0%). Verdict: overpriced. Buy-to-flip angle. A resale strategy could target buyers seeking high-quality finishes and central location, but the current price would necessitate substantial negotiation to yield a profit. Buy-to-let angle. With an estimated rental income of €1,950 per month, the gross yield stands at a modest 2.4%, indicating a long-term hold might be prudent in this mixed neighborhood.
Fair value modelled at €658,824 from 4 comparable sales in the area. Asking €975,000 sits €316,176 (48.0%) above — overpriced versus fair value.
Asking €975,000 versus the praça de Espanha area baseline of €620,821 (€5,089/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 €620,821, adjusted for condition and micro-location, gives a modelled fair value of €658,824 (€5,400/m²), a €316,176 (48.0%) gap versus the €975,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça de Espanha | Subject | €975,000 | €7,992 | — | 75 | 83 |
| rua Doutor Rafael Duque, 6 | Active | €599,000 | €5,301 | 33.7% | 91 | 81 |
| avenida da Liberdade | Active | €779,800 | €5,492 | 31.3% | 75 | 76 |
| 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 | €783,650 | €5,397 | 32.5% | 75 | 79 |
Buy-and-hold The 3-bed apartment in Avenidas Novas, listed at €975,000, is overpriced by 48% compared to its fair value of €658,824. With a low yield of 2.4% gross and a condition score of 78/100, this strategy may not yield the desired returns over time. Long-term rental Investing in this property for long-term rental is not advisable as it is currently overpriced and does not reflect favorable rent-to-price dynamics. The yield of 2.4% gross indicates limited cash flow potential, making this a less attractive option for sustained income. Value-add renovation While adding value through renovation could improve the apartment's appeal, the initial purchase price is significantly above fair value, rendering this option excessively risky. The potential increase in property value post-renovation may not justify the current gap of 48%, especially in a neighborhood with a good condition rating of 83/100 but a lack of substantial rental yield.
Tenant turnover risk High tenant turnover may result from the Tenant stability score of 75/100, potentially leading to increased vacancy periods and costs associated with re-leasing the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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