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, 0-bathroom apartment of 199 m² on the 3rd floor. Located Avenidas Novas parish, Lisbon municipality, Lisbon district. This apartment boasts a prime location with sweeping views of Eduardo VII Park and is within walking distance to cultural attractions, enhancing its appeal for city living.
The valuation. The asking price of €1,495,000 is 10.7% above the fair value of €1,351,041, indicating an overpriced property that may not attract immediate buyer interest based on return expectations.
Fair value modelled at €1,351,041 from 6 comparable sales in the area. Asking €1,495,000 sits €143,959 (10.7%) above — overpriced versus fair value.
Asking €1,495,000 versus the Avenidas Novas, Lisbon, Lisbon area baseline of €1,242,533 (€6,244/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €1,242,533, adjusted for condition and micro-location, gives a modelled fair value of €1,351,041 (€6,789/m²), a €143,959 (10.7%) gap versus the €1,495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Avenidas Novas · e55493 | Subject | €1,495,000 | €7,513 | — | 80 | 80 |
| Benfica · 735683 | Active | €599,900 | €7,058 | 6.1% | 80 | 87 |
| Santa Maria Maior · 19076c | Active | €599,900 | €6,521 | 13.2% | 80 | 85 |
| Arroios · 1e62fe | Active | €1,030,000 | €8,583 | 14.3% | 78 | 83 |
| Santa Maria Maior · ba57ab | Active | €599,900 | €7,228 | 3.8% | 78 | 90 |
| Median comp | €599,900 | €7,143 | 4.9% | 79 | 86 |
Long-term rental The property is overpriced by 10.7% compared to its fair value of €1,351,041, making it a less attractive option for long-term rental investments. The gross yield of 2.4% indicates limited potential for returns relative to the market conditions in the Avenidas Novas area. Family rental While the property is located in a family-friendly neighborhood with a solid tenant quality rating, its pricing at €1,495,000 does not align favorably with its fair value assessment. Families seeking rental properties may find better options within the market that offer greater value for their budget. Buy-and-hold Holding this property as a long-term investment may not be prudent given its current overvaluation, which presents a gap of 10.7% above fair value. Investors may find better opportunities elsewhere that provide stronger capital appreciation potential in Lisbon's evolving property market.
Economic Dependence Risk The property may face financial challenges if the local economy shifts, given that the economic stability score is 80/100, indicating vulnerability in the event of economic downturns.**
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