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.
4-bedroom, 4-bathroom penthouse of 266 m² on the 5th floor, energy rating B. Located Avenidas Novas parish, Lisbon municipality, Lisbon district. This penthouse features a unique rooftop terrace with a heated swimming pool, a glass-paneled gym, and expansive outdoor living areas that promote both relaxation and active lifestyles.
The valuation. The property is listed at €3,250,000, significantly above the fair value of €2,597,370, representing a premium of €652,630 (25.1%). This indicates the property is overpriced compared to market standards.
Fair value modelled at €2,597,370 from 6 comparable sales in the area. Asking €3,250,000 sits €652,630 (25.1%) above — overpriced versus fair value.
Asking €3,250,000 versus the Avenidas Novas, Lisbon, Lisbon area baseline of €2,443,051 (€9,184/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 €2,443,051, adjusted for condition and micro-location, gives a modelled fair value of €2,597,370 (€9,765/m²), a €652,630 (25.1%) gap versus the €3,250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Avenidas Novas · 5b858a | Subject | €3,250,000 | €12,218 | — | 80 | 80 |
| travessa André Valente | Active | €1,800,000 | €8,696 | 28.8% | 80 | 83 |
| rua de Santa Marta S / N | Active | €1,990,000 | €10,529 | 13.8% | 80 | 84 |
| largo das Olarias | Active | €1,800,000 | €9,000 | 26.3% | 85 | 81 |
| avenida da Liberdade, 8 | Active | €3,200,000 | €11,552 | 5.4% | 85 | 85 |
| Median comp | €1,895,000 | €9,765 | 20.1% | 83 | 84 |
Long-term rental Given the 25.1% gap from fair value, the current pricing of the penthouse at €3,250,000 suggests a long-term rental strategy may not generate adequate returns, particularly with a gross yield of only 1.5%. The condition and neighborhood ratings are decent, yet they do not compensate for the excessively high entry price in an increasingly competitive rental market. Buy-and-hold Investing in this penthouse for a buy-and-hold strategy poses significant risks due to its current status as overpriced, with a fair value of €2,597,370 reflecting a 25.1% discrepancy. Given the modest rental yield of 1.5%, potential capital appreciation seems unlikely to offset the initial premium, making this a less attractive option. Family rental With the property being priced €3,250,000, significantly above its fair value, it limits the attractiveness for family rental purposes despite its solid condition and neighborhood ratings. The low gross yield of 1.5% further indicates that the potential income from such a rental would not justify the initial high investment in this property. Not ideal for short-term vacation rental The penthouse, currently overpriced at €3,250,000, lacks the yield and market conditions necessary to thrive in the competitive short-term vacation rental space. Given its fair value of €2,597,370, the investment does not align with the financial expectations typical in this sector. Not ideal for student housing This property is overpriced at €3,250,000, significantly exceeding its fair value of €2,597,370, making it an unsuitable choice for student housing. The high entry cost combined with a low yield of 1.5% fails to meet the financial metrics typically sought for investments targeting the student rental market.
Tenant turnover risk Higher tenant turnover may occur due to a tenant stability score of 70/100, indicating potential instability in retaining long-term tenants, which could impact cash flow and occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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