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.
6-bedroom, 2-bathroom apartment of 132 m² on the 3rd floor, built in 1949, energy rating D. Located on avenida Defensores de Chaves, 43, Avenidas Novas parish, Lisbon municipality, Lisbon district. Unique Feature: The apartment includes a generous pantry with upper cabinets and an annex in the backyard, enhancing storage solutions in a central Lisbon location. Condition Note: The living areas display visible signs of wear, with wooden furnishings that are high-quality yet in need of maintenance.
The valuation. The asking price of €860,000 sits significantly above the fair value of €642,461, representing an overpricing of €217,539 (33.9%). This suggests that the property is not a suitable investment at its current price point.
Fair value modelled at €642,461 from 6 comparable sales in the area. Asking €860,000 sits €217,539 (33.9%) above — overpriced versus fair value.
Asking €860,000 versus the avenida Defensores de Chaves, 43 area baseline of €796,149 (€6,031/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 44/100 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 €796,149, adjusted for condition and micro-location, gives a modelled fair value of €642,461 (€4,867/m²), a €217,539 (33.9%) gap versus the €860,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Defensores de Chaves, 43 | Subject | €860,000 | €6,515 | — | 40 | 88 |
| rua Conde Redondo | Active | €735,900 | €5,661 | 13.1% | 45 | 85 |
| avenida dos Estados Unidos da América | Active | €965,000 | €4,825 | 25.9% | 48 | 73 |
| rua Agostinho Lourenço | Active | €650,000 | €5,328 | 18.2% | 45 | 77 |
| rua Luciano Cordeiro | Active | €780,000 | €4,333 | 33.5% | 40 | 78 |
| Median comp | €757,950 | €5,077 | 22.1% | 45 | 78 |
Long-term rental The property presents a gross yield of 2.9%, which is low compared to the fair value estimate, suggesting a poor return on investment. Given its overpriced status, potential long-term rental returns may not justify the current market price. Short-term vacation rental While Avenidas Novas attracts tourists and offers good access to amenities, the current pricing does not align with the expected income potential from short-term rentals. The high acquisition cost relative to fair value diminishes the viability of this strategy. Buy-and-hold Investing in this property for the long term might yield capital appreciation over time, but at its present price, the asset is considered overpriced compared to its fair value. Therefore, the buy-and-hold strategy may face hurdles in achieving attractive returns in the current market conditions.
Economic downturn risk A sudden economic downturn could impact the high economic stability score of 90/100, potentially threatening the overall property value and tenant retention despite an otherwise strong tenant stability score of 85/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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