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, 2-bathroom apartment of 61 m² on the 2nd floor, energy rating A. Located on avenida António Augusto Aguiar, Avenidas Novas parish, Lisbon municipality, Lisbon district. Unique feature: The apartment's sliding, foldable doors allow the living room and kitchen to be seamlessly integrated or completely separated, enhancing the flexibility of the living space. Additional feature: High-performance windows from Schüco and automated exterior shutters provide superior thermal and acoustic insulation while maintaining a sleek aesthetic.
The valuation. The asking price of €650,000 is €117,887 (22.2%) above the fair value of €532,113, indicating that the property is overpriced. This discrepancy suggests potential challenges in achieving an attractive resale or rental position.
Fair value modelled at €532,113 from 6 comparable sales in the area. Asking €650,000 sits €117,887 (22.2%) above — overpriced versus fair value.
Asking €650,000 versus the avenida António Augusto Aguiar area baseline of €481,343 (€7,891/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 87/100 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 €481,343, adjusted for condition and micro-location, gives a modelled fair value of €532,113 (€8,723/m²), a €117,887 (22.2%) gap versus the €650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida António Augusto Aguiar | Subject | €650,000 | €10,656 | — | 85 | 81 |
| rua da Imprensa Nacional | Active | €1,820,000 | €25,634 | 140.6% | 82 | 83 |
| rua Arco do Carvalhão | Active | €812,000 | €6,548 | 38.5% | 90 | 90 |
| rua do Forno do Tijolo, 9B | Active | €545,000 | €8,934 | 16.2% | 85 | 86 |
| calçada de São Francisco | Active | €715,000 | €8,512 | 20.1% | 85 | 92 |
| Median comp | €763,500 | €8,723 | 18.1% | 85 | 88 |
Long-term rental The 1-bed apartment in Avenidas Novas is currently overpriced at €650,000, significantly exceeding its fair value of €532,113 by 22.2%. With a low gross yield of 2.5%, the investment is likely to underperform in a long-term rental strategy, making it a less attractive option for investors. Family rental This property, with an asking price 22.2% above its fair value, offers limited appeal as a family rental due to its high price point and low yield of 2.5%. While the suburb provides a good quality of life and proximity to amenities, the investment does not align with the financial expectations for family-oriented rentals. Buy-and-hold Investing in this apartment as a buy-and-hold strategy is untenable given its current listing price of €650,000, which is 22.2% higher than the fair value. The low gross yield of 2.5% further complicates the potential for capital appreciation, suggesting a cautious approach to long-term asset accumulation in this market.
Economic Vulnerability The high economic stability score of 85 suggests resilience, but any downturn could significantly impact tenant stability, currently at 75, increasing the risk of vacancies.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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