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 72 m², built in 1935, energy rating D. Located on rua Filipe da Mata S / N, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a backyard, providing a rare outdoor retreat in the heart of Lisbon, ideal for leisure or dining in a bustling urban setting.
The valuation. The asking price of €398,000 sits above fair value of €355,157, indicating an overpriced status by €42,843 or 12.1%. This price exceeds what the market justifies for the property. Buy-to-flip angle. The strategy focuses on enhancing the property’s appeal through minor renovations and professional staging, aiming to achieve a profitable resale above the current asking price within a short timeframe. Buy-to-let angle. With an estimated rental income of €1,260 per month, the gross yield stands at 3.8%, positioning this apartment as a viable long-term rental investment in a family-oriented suburban area.
Fair value modelled at €355,157 from 6 comparable sales in the area. Asking €398,000 sits €42,843 (12.1%) above — overpriced versus fair value.
Asking €398,000 versus the rua Filipe da Mata S / N area baseline of €335,349 (€4,658/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 is below the parish average, reducing 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 €335,349, adjusted for condition and micro-location, gives a modelled fair value of €355,157 (€4,933/m²), a €42,843 (12.1%) gap versus the €398,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Filipe da Mata S / N | Subject | €398,000 | €5,528 | — | 73 | 79 |
| estrada de Benfica | Active | €389,000 | €3,670 | 33.6% | 70 | 78 |
| rua Dom Pedro V, 48 | Active | €560,000 | €6,222 | 12.6% | 72 | 90 |
| Campolide · 38b5c8 | Active | €385,000 | €4,936 | 10.7% | 75 | 81 |
| Campolide · 800652 | Active | €350,000 | €4,930 | 10.8% | 75 | 76 |
| Median comp | €387,000 | €4,933 | 10.8% | 74 | 80 |
Long-term rental Investing in this 2-bed apartment for long-term rental would pose a challenge due to its current pricing at €398,000, which is 12.1% above the fair value of €355,157. With a gross yield of only 3.8%, the investment may not meet the expected return thresholds over time. Buy-and-hold Although the property is situated in a desirable area of Avenidas Novas, its valuation at €398,000 surpasses the fair value significantly, suggesting it is overpriced. The modest yield of 3.8% may not justify the holding costs associated with such an investment. Family rental This property, while in a family-oriented neighborhood, is overpriced at €398,000, climbing 12.1% over its fair value of €355,157. The yield of 3.8% does not provide sufficient incentive for families seeking long-term rental options in the area, especially given the current market conditions.
Economic Volatility Risk The economic stability score of 80 suggests a relatively stable environment, but with a tenant stability score of only 70, there's a heightened risk of turnover affecting cash flow and overall return on investment.
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