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, 3-bathroom apartment of 162 m², energy rating C. Located on parque Eduardo VII, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment features large balconies that extend from the living spaces, offering panoramic views over Avenida António Augusto de Aguiar and enhancing natural light throughout the day.
The valuation. The asking price of €1,750,000 exceeds the fair value of €921,938 by €828,062 (89.8%). This property is considered overpriced based on current market conditions and valuation assessments.
Fair value modelled at €921,938 from 6 comparable sales in the area. Asking €1,750,000 sits €828,062 (89.8%) above — overpriced versus fair value.
Asking €1,750,000 versus the parque Eduardo VII area baseline of €874,635 (€5,399/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €874,635, adjusted for condition and micro-location, gives a modelled fair value of €921,938 (€5,691/m²), a €828,062 (89.8%) gap versus the €1,750,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque Eduardo VII | Subject | €1,750,000 | €10,802 | — | 75 | 91 |
| Avenidas Novas · 6a9412 | Active | €1,750,000 | €8,333 | 22.9% | 72 | 80 |
| avenida dos Estados Unidos da América | Active | €755,000 | €5,243 | 51.5% | 70 | 83 |
| Alvalade · 001960 | Active | €950,000 | €6,051 | 44.0% | 74 | 77 |
| avenida Estados Unidos da América | Active | €799,000 | €4,439 | 58.9% | 70 | 81 |
| Median comp | €874,500 | €5,647 | 47.7% | 71 | 81 |
Long-term rental With a listing price of €1,750,000, the 4-bed apartment in Avenidas Novas does not align with its fair value of €921,938, indicating that the property is overpriced by 89.8%. A gross yield of only 1.9% further highlights the financial inefficiency of this investment, making it less attractive for long-term rental purposes. Buy-and-hold Investing in this property for a buy-and-hold strategy is not advisable given its overvaluation of 89.8% above the fair value of €921,938. This inflated price, combined with a modest gross yield of 1.9%, suggests that long-term appreciation potential may not be sufficient to justify the initial investment. Luxury market While the apartment is situated in a highly-rated neighborhood (91/100), its listing price of €1,750,000 significantly exceeds the fair value of €921,938, marking it as overpriced by 89.8%. The luxury appeal is diminished by the unattractive gross yield of 1.9%, making it a risky investment in the luxury market. Not ideal for student housing Given its high listing price of €1,750,000 relative to a fair value of €921,938, this property is clearly overpriced by 89.8%, representing a poor fit for the student housing market. Furthermore, with a gross yield of only 1.9%, it fails to meet the financial criteria that typically attract student renters.
Economic downturn risk The property may be vulnerable to an economic downturn, despite a high economic stability score of 90, which could affect tenant occupancy rates in the future.
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