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.
2-bedroom, 1-bathroom apartment of 73 m² on the 5th floor, built in 1970, energy rating D. Located on rua Tenente Espanca, Avenidas Novas parish, Lisbon municipality, Lisbon district. This apartment features a fifth-floor location that offers elevated views along with an efficient East-West orientation maximizing natural light throughout the day.
The valuation. The asking price of €595,000 is considerably above fair value, which stands at €478,150. This results in an excess of €116,850 or 24.4%, indicating the property is overpriced.
Fair value modelled at €478,150 from 6 comparable sales in the area. Asking €595,000 sits €116,850 (24.4%) above — overpriced versus fair value.
Asking €595,000 versus the rua Tenente Espanca area baseline of €505,429 (€6,924/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 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 €505,429, adjusted for condition and micro-location, gives a modelled fair value of €478,150 (€6,550/m²), a €116,850 (24.4%) gap versus the €595,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Tenente Espanca | Subject | €595,000 | €8,151 | — | 60 | 80 |
| avenida dos Estados Unidos da América, 134 | Active | €350,000 | €3,889 | 52.3% | — | 78 |
| rua Luís Pinto Moitinho | Active | €390,000 | €6,500 | 20.3% | 63 | 86 |
| Santa Maria Maior · 5ece8b | Active | €350,000 | €3,500 | 57.1% | 70 | 86 |
| estrada de Benfica | Active | €430,000 | €6,825 | 16.3% | 70 | 83 |
| Median comp | €370,000 | €5,195 | 36.3% | 70 | 85 |
Long-term rental This property appears overpriced with a fair value gap of 24.4%, which may limit long-term rental returns in an already competitive market. A gross yield of 2.6% suggests that, despite the stable neighborhood, the financial benefits do not justify the current listing price. Family rental The current pricing of €595,000 is above the fair value of €478,150, making this property less appealing for family rental purposes. While the neighborhood boasts a decent rating of 80/100, the high acquisition cost could strain potential returns for family-oriented tenants. Buy-and-hold The 2-bed apartment, priced at €595,000, is overpriced relative to its fair value of €478,150, compromising its potential as a buy-and-hold investment. With a modest yield of 2.6% and a property condition score of 64/100, the investment does not align well with long-term value appreciation expectations. Not ideal for: Short-term rental
Tenant turnover risk With a tenant stability score of 75/100, there is a significant risk of tenant turnover that could impact continuous rental income and increase vacancy periods.
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