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.
2-bedroom, 1-bathroom apartment of 80 m² on the 4th floor. Located on avenida Luís Bívar, 4, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment's charm is accentuated by sloped wooden ceilings and skylights, enhancing its unique character while providing an abundance of natural light throughout the living spaces. Valuation Verdict: Fair
The valuation. The asking price of €525,000 sits €73,440 (16.3%) above the fair value of €451,560, indicating that the property is overpriced.
Fair value modelled at €451,560 from 6 comparable sales in the area. Asking €525,000 sits €73,440 (16.3%) above — overpriced versus fair value.
Asking €525,000 versus the avenida Luís Bívar, 4 area baseline of €422,041 (€5,276/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 €422,041, adjusted for condition and micro-location, gives a modelled fair value of €451,560 (€5,645/m²), a €73,440 (16.3%) gap versus the €525,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Luís Bívar, 4 | Subject | €525,000 | €6,563 | — | 75 | 90 |
| Penha de França · 8ee9a6 | Active | €380,000 | €5,846 | 10.9% | 75 | 83 |
| rua António Luís Inácio | Active | €355,000 | €6,121 | 6.7% | 74 | 82 |
| rua da Penha de França | Active | €367,000 | €5,646 | 14.0% | 80 | 81 |
| rua Paio Peres Correia, 3 | Active | €395,000 | €5,643 | 14.0% | 80 | 79 |
| Median comp | €373,500 | €5,746 | 12.4% | 78 | 82 |
Long-term rental The property in Avenidas Novas is currently overpriced by 16.3%, which could challenge its profitability in a long-term rental strategy given the gross yield of only 3.8%. The high demand for housing in this well-rated neighborhood may not justify the current asking price compared to fair market value. Buy-and-hold Investing in this 2-bed apartment carries a risk due to its 16.3% gap from fair value, suggesting that potential returns may be diminished over the longer term. While the location has strong fundamentals, the current pricing could impede appreciation compared to the fair value of €451,560. Luxury market Though this property is located in a desirable neighborhood with a 90/100 rating, its price exceeds fair market value by 16.3%, indicating it might not attract luxury investors seeking value. The apartment’s yield of 3.8% may not be appealing in the luxury segment where higher returns are typically expected. Not ideal for: Short-term vacation rental This property does not fit the short-term vacation rental market as its high price point and modest gross yield of 3.8% may fail to attract guests looking for competitive options. Additionally, the strong emphasis on family-oriented amenities could limit its appeal for transient stays.
Low tenant turnover risk With a tenant stability score of 85/100, there may be occasional vacancies that could impact cash flow, despite a solid economic stability score of 90/100 suggesting a strong market environment.
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