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, 1-bathroom apartment of 65 m² on the 5th floor, built in 2010, energy rating C. Located Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment offers two balconies, enhancing outdoor living space and providing an unobstructed city view, ideal for relaxation or entertainment. Location Advantage: Situated in the prestigious Avenidas Novas district, it boasts proximity to restaurants and transport links.
The valuation. The asking price of €490,000 is very close to its fair value of €490,326, showing an insignificant difference of only €326 (0.1%). Verdict: fair. Buy-to-flip angle. With minimal renovation needed, the property can be quickly flipped to appeal to luxury buyers, targeting a resale price that aligns with the modern finishes and desirable neighborhood. Buy-to-let angle. The apartment can generate a gross yield of 3%, providing approximately €1,225 per month in rental income, making it a viable option for long-term rental investment in a high-demand area like Avenidas Novas.
Fair value modelled at €490,326 from 6 comparable sales in the area. Asking €490,000 sits €326 (0.1%) below — the upside to fair value.
Asking €490,000 versus the Avenidas Novas, Lisbon, Lisbon area baseline of €496,655 (€7,641/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 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 €496,655, adjusted for condition and micro-location, gives a modelled fair value of €490,326 (€7,543/m²), a €326 (0.1%) gap versus the €490,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Avenidas Novas · 9d28db | Subject | €490,000 | €7,538 | — | 72 | 82 |
| rua Pedro Nunes | Active | €450,000 | €6,716 | 10.9% | 74 | 81 |
| Arroios · 89e72c | Active | €450,000 | €7,500 | 0.5% | 70 | 85 |
| avenida Santos Dumont, 63 | Active | €368,900 | €7,685 | 1.9% | 75 | 90 |
| alameda dos Oceanos | Active | €479,000 | €7,603 | 0.9% | 65 | 84 |
| Median comp | €450,000 | €7,552 | 0.2% | 72 | 85 |
Long-term rental The property in Avenidas Novas presents a gross yield of 3%, which aligns with the demands of a stable rental market in Lisbon. With a quality neighbourhood score of 82/100, it offers a strong potential for attracting long-term tenants despite its fair valuation. Buy-and-hold Investing in this 1-bedroom apartment as a buy-and-hold strategy could be considered justified given the close alignment of the listing price to its fair value. The condition score of 71/100 suggests that while it requires some maintenance, it fits well within a resilient market that balances risk and return. Luxury market Given the price point of €490,000, the apartment may cater to a niche luxury market, but its fair valuation does suggest limited upside in terms of appreciation. With high demand in urban areas like Avenidas Novas, the property remains competitive, though not an obvious standout in terms of value. Not ideal for short-term rental The property, while situated in a prime location, presents challenges for short-term rental strategies due to its fair valuation and a gross yield of only 3%. Potential investors may find that the ROI for short-term rentals does not justify the investment in this apartment, given the current market dynamics.
Tenant turnover risk With a tenant stability score of 75/100, there is a moderate risk of tenant turnover, which could lead to increased vacancy rates 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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