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, 2-bathroom apartment of 163 m² on the 5th floor, built in 1936, energy rating C. Located Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts panoramic city views from its living room, enhanced by a spacious balcony off one of the rooms, offering a rare combination of light and openness in Avenidas Novas.
The valuation. The asking price of €880,000 is significantly above the fair value of €795,716, indicating an overvaluation of €84,284, or 10.6%. This suggests potential buyers should approach with caution due to inflated pricing.
Fair value modelled at €795,716 from 6 comparable sales in the area. Asking €880,000 sits €84,284 (10.6%) above — overpriced versus fair value.
Asking €880,000 versus the Avenidas Novas, Lisbon, Lisbon area baseline of €821,907 (€5,042/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €821,907, adjusted for condition and micro-location, gives a modelled fair value of €795,716 (€4,882/m²), a €84,284 (10.6%) gap versus the €880,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Avenidas Novas · e835d4 | Subject | €880,000 | €5,399 | — | 68 | 77 |
| rua Aviador Plácido de Abreu | Active | €653,000 | €5,534 | 2.5% | 80 | 90 |
| São Domingos de Benfica · 19f3fe | Active | €549,900 | €4,364 | 19.2% | 78 | 83 |
| parque Bensaude | Active | €795,000 | €4,938 | 8.5% | 70 | 74 |
| São Domingos de Benfica · a8ed53 | Active | €719,000 | €4,826 | 10.6% | 70 | 81 |
| Median comp | €686,000 | €4,882 | 9.6% | 74 | 82 |
Long-term rental The property's gross yield of 3.3% indicates limited returns for long-term rental investments, especially given the 10.6% gap between its listing price and fair value. With a condition score of 70/100, the property may incur additional costs for maintenance, further eroding potential profitability. Buy-and-hold While holding onto the property could yield some appreciation over time, the current listing price of €880,000 is 10.6% above the fair value, suggesting a challenging entry point for investors. The moderate tenant quality in the neighbourhood further complicates expected rental income stability in the long term. Luxury market Positioned in a desirable area, the property may appeal to high-end buyers; however, the price exceeds fair market value by 10.6%, indicating it could struggle to attract luxury buyers willing to pay a premium. Additionally, with an average condition score, the property may require refurbishments, which could deter purchase interest in a competitive luxury market. Not ideal for: Short-term rental The 3.3% yield and overall property condition suggest this apartment is not suitable for short-term rental strategies, as high turnover can exacerbate maintenance issues and diminish net returns. Moreover, the overpriced listing makes it less attractive in a market that typically thrives on competitively priced rentals.
Tenant Turnover Risk With a tenant stability score of 75/100, there is a potential risk of higher turnover rates leading to increased vacancy periods 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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