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 57 m² on the 4th floor, built in 2010, energy rating C. Located Avenidas Novas parish, Lisbon municipality, Lisbon district. This apartment boasts a modern design with superior insulation, enhancing energy efficiency and soundproofing in a bustling urban location.
The valuation. The asking price of €425,000 is significantly above the fair value of €295,556, resulting in an overprice of €129,444 (43.8%). This indicates a misalignment with market expectations.
Fair value modelled at €295,556 from 6 comparable sales in the area. Asking €425,000 sits €129,444 (43.8%) above — overpriced versus fair value.
Asking €425,000 versus the Avenidas Novas, Lisbon, Lisbon area baseline of €299,196 (€5,249/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €299,196, adjusted for condition and micro-location, gives a modelled fair value of €295,556 (€5,185/m²), a €129,444 (43.8%) gap versus the €425,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Avenidas Novas · 76b41f | Subject | €425,000 | €7,456 | — | 82 | 83 |
| avenida Engenheiro Arantes e Oliveira | Active | €375,000 | €4,360 | 41.5% | 75 | 80 |
| praça São Francisco de Assis, 2A | Active | €420,000 | €5,000 | 32.9% | 72 | 73 |
| rua Francisco da Conceição Silva | Active | €399,000 | €4,926 | 33.9% | 72 | 77 |
| rua de Campolide | Active | €435,000 | €5,370 | 28.0% | 76 | 82 |
| Median comp | €409,500 | €4,963 | 33.4% | 74 | 79 |
Long-term rental The property exhibits a gross yield of 3%, which falls below attractive investment benchmarks, indicating that the price may not justify the returns. The substantial 43.8% gap from fair value suggests that this property is not a sound choice for long-term rental investments due to its overpriced status. Short-term vacation rental While the neighbourhood boasts a solid score of 83/100, suggesting a demand for short-term rentals, the significant discrepancy of 43.8% from fair value signals that this property may not yield favorable returns. Consequently, the current pricing detracts from its potential as a short-term vacation rental. Buy-and-hold The high condition score of 80/100 and the appealing neighbourhood context do not compensate for the property being overpriced by 43.8%. This pricing disparity diminishes the attractiveness of the buy-and-hold strategy, making it less desirable for long-term capital appreciation.
Tenant turnover risk High tenant turnover can jeopardize potential cash flow, especially with a tenant stability score of 70/100, indicating a moderate risk of vacancy 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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