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.
1-bedroom, 1-bathroom apartment of 55 m² on the 4th floor, energy rating B. Located on avenida António Augusto de Aguiar, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts high-density polyurethane insulation, enhancing thermal and acoustic comfort, complemented by Siemens kitchen appliances and luxurious Angola Black Granite finishes.
The valuation. The asking price of €595,000 sits significantly above the fair value of €509,491, indicating an excessive premium of €85,509 (16.8%). This property is overpriced relative to the market expectations.
Fair value modelled at €509,491 from 6 comparable sales in the area. Asking €595,000 sits €85,509 (16.8%) above — overpriced versus fair value.
Asking €595,000 versus the avenida António Augusto de Aguiar area baseline of €470,333 (€8,552/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €470,333, adjusted for condition and micro-location, gives a modelled fair value of €509,491 (€9,263/m²), a €85,509 (16.8%) gap versus the €595,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida António Augusto de Aguiar | Subject | €595,000 | €10,818 | — | 80 | 84 |
| Avenidas Novas · 627438 | Active | €660,000 | €9,429 | 12.8% | 73 | 80 |
| avenida Praia da Vitória | Active | €495,000 | €7,615 | 29.6% | 82 | 79 |
| avenida Praia da Vitória | Active | €495,000 | €7,615 | 29.6% | 75 | 80 |
| Estrela · a80433 | Active | €590,000 | €9,516 | 12.0% | 88 | 84 |
| Median comp | €542,500 | €8,522 | 21.2% | 79 | 80 |
Long-term rental The 1-bed apartment in Avenidas Novas is priced at €595,000, which is 16.8% above its fair value of €509,491, indicating it is overpriced. With a gross yield of 2.7%, the potential rental income does not justify the high asking price for long-term rental investment. Buy-and-hold Investing in this property as a buy-and-hold strategy may not yield the anticipated returns, given its current listing of €595,000 against a fair value of €509,491. The opportunity cost of locking in at this overpriced valuation could significantly hinder long-term asset appreciation. Family rental While Avenidas Novas offers appealing amenities and a quality neighborhood, the property’s listing at €595,000 stands 16.8% above fair value, making it overpriced for a family rental. This elevated price point could limit the pool of potential tenants, affecting overall rental demand in the long run.
Tenant turnover risk With a tenant stability score of 75/100, there's a potential risk of increased turnover, which could lead to higher vacancy rates and tenant acquisition costs as compared to properties with more stable tenant profiles.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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