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, 2-bathroom apartment of 181 m², energy rating C. Located on avenida João Crisóstomo, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Feature: This apartment includes a custom marquise area adjacent to the principal bedroom, enhancing both privacy and natural light, while the bespoke cabinetry adds a modern touch to its classic design.
The valuation. The asking price of €1,250,000 is €178,921 (16.7%) above the fair value of €1,071,079, indicating that the property is overpriced. This discrepancy suggests potential challenges in achieving a profitable investment return.
Fair value modelled at €1,071,079 from 6 comparable sales in the area. Asking €1,250,000 sits €178,921 (16.7%) above — overpriced versus fair value.
Asking €1,250,000 versus the avenida João Crisóstomo area baseline of €989,304 (€5,466/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €989,304, adjusted for condition and micro-location, gives a modelled fair value of €1,071,079 (€5,918/m²), a €178,921 (16.7%) gap versus the €1,250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida João Crisóstomo | Subject | €1,250,000 | €6,906 | — | 76 | 83 |
| Misericórdia · 3df5c1 | Active | €850,000 | €7,025 | 1.7% | 73 | 84 |
| rua da Páscoa | Active | €340,000 | €6,800 | 1.5% | 75 | 83 |
| Avenidas Novas · 5da2e0 | Active | €615,000 | €6,613 | 4.2% | 75 | 79 |
| rua das Madres | Active | €285,000 | €5,182 | 25.0% | 75 | 85 |
| Median comp | €477,500 | €6,707 | 2.9% | 75 | 84 |
Long-term rental Given the property is overpriced at €1,250,000 compared to its fair value of €1,071,079, the long-term rental strategy may not yield optimal returns, especially with a gross yield of 0%. The lack of yield suggests that the investment may struggle to generate consistent income, making it less appealing for this strategy. Buy-and-hold With the current listing price exceeding fair value by 16.7%, this buy-and-hold strategy might face challenges as appreciation potential is limited. Additionally, while location offers great access and amenities, the high purchase price could hinder overall investment performance. Family rental Although the neighborhood has a good score for amenities and tenant quality, the property’s valuation of €1,250,000 raises concerns for the family rental strategy due to its overpriced status. Families often seek value for their housing investment, and at this price, it may not attract desired tenants despite the neighborhood's strengths. Short-term vacation rental This property is not suitable for a short-term vacation rental due to its overpriced listing compared to its fair value. The investment might not secure sufficient bookings to justify the high cost, especially given the current €1,250,000 asking price.
Tenant turnover risk With a tenant stability score of 75, there is a moderate risk of tenant turnover, which may lead to increased vacancy periods or additional costs for finding new tenants, impacting cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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