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 145 m² on the 6th floor, energy rating C. Located on avenida Santos Dumont, Avenidas Novas parish, Lisbon municipality, Lisbon district. This apartment offers a unique feature of three balconies, providing ample outdoor space and enhancing the living experience with views of the prestigious Avenida Santos Dumont.
The valuation. The asking price of €940,000 is slightly above the fair value of €923,015, equating to a difference of €16,985 (1.8%). This indicates that the property is fairly priced in the current market.
Fair value modelled at €923,015 from 6 comparable sales in the area. Asking €940,000 sits €16,985 (1.8%) above — overpriced versus fair value.
Asking €940,000 versus the avenida Santos Dumont area baseline of €867,983 (€5,986/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €867,983, adjusted for condition and micro-location, gives a modelled fair value of €923,015 (€6,366/m²), a €16,985 (1.8%) gap versus the €940,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Santos Dumont | Subject | €940,000 | €6,483 | — | 78 | 80 |
| Avenidas Novas · 8314ed | Active | €975,000 | €6,373 | 1.7% | 73 | 79 |
| praça de Espanha | Active | €975,000 | €6,414 | 1.1% | 74 | 82 |
| calçada dos Mestres, 5 | Active | €585,000 | €6,359 | 1.9% | 76 | 84 |
| rua Almeida e Sousa | Active | €880,000 | €7,857 | 21.2% | 80 | 82 |
| Median comp | €927,500 | €6,394 | 1.4% | 75 | 82 |
Long-term rental The property offers a gross yield of 2.7%, which aligns well with the expectations for long-term rentals in central Lisbon. Given that the fair value is only 1.8% below the listing price, it is a reasonable investment for stable rental income without significant upside potential. Family rental With a generous 145m² size and a condition rating of 80/100, this apartment is well-suited for families looking for spacious accommodations in Avenidas Novas. However, the slight gap from fair value indicates that potential rental returns may be limited in comparison to initial investment. Buy-and-hold The strategic location in a key economic hub ensures that this property may appreciate in the long run, albeit at a slower pace given its fair valuation status. The established neighborhood has a quality rating of 80/100, which supports the case for a buy-and-hold strategy but indicates no urgency in acquiring at the current price.
Tenant turnover risk High tenant turnover could occur due to the tenant stability score of 75/100, which may lead 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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