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 82 m² on the 8th floor, energy rating A. Located Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a 10 m² balcony with unobstructed city views and is part of a modern complex featuring two heated outdoor swimming pools and a gym.
The valuation. The asking price of €600,000 is above the fair value of €534,114, representing a premium of €65,886 (12.3%). This property is considered overpriced based on current market analysis.
Fair value modelled at €534,114 from 6 comparable sales in the area. Asking €600,000 sits €65,886 (12.3%) above — overpriced versus fair value.
Asking €600,000 versus the Avenidas Novas, Lisbon, Lisbon area baseline of €523,173 (€6,380/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €523,173, adjusted for condition and micro-location, gives a modelled fair value of €534,114 (€6,514/m²), a €65,886 (12.3%) gap versus the €600,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Avenidas Novas · 76b497 | Subject | €600,000 | €7,317 | — | 88 | 82 |
| rua José Afonso | Active | €479,000 | €5,771 | 21.1% | 78 | 78 |
| estrada da Luz, 8 | Active | €445,000 | €5,494 | 24.9% | 78 | 79 |
| calçada Marquês de Abrantes | Active | €595,000 | €7,256 | 0.8% | 88 | 79 |
| rua das Taipas | Active | €735,000 | €7,500 | 2.5% | 76 | 83 |
| Median comp | €537,000 | €6,514 | 11.0% | 78 | 79 |
Long-term rental The 1-bed apartment in Avenidas Novas, listed at €600,000, exceeds its fair value by 12.3%, indicating it is overpriced for long-term rental investment. The gross yield of 3.4% does not sufficiently compensate for the premium price, limiting its attractiveness for rental income. Short-term vacation rental Given the current pricing at €600,000, the apartment’s 12.3% gap from fair value suggests it is overpriced for the short-term vacation rental market. While the location is desirable for tourists, the yield potential does not justify the elevated acquisition cost. Buy-and-hold Investing €600,000 in this 1-bed apartment in Avenidas Novas presents a challenge, as it is overpriced by 12.3% compared to its fair market value. The limited appreciation potential, due to the high entry price, may not support a favorable long-term return. Not ideal for: Value-add renovation, Luxury market, Student housing This property is not suitable for value-add renovation due to its high cost relative to fair value, which restricts future investment returns. Additionally, its positioning in the luxury market and the student housing sector may not meet potential renter demand given the current pricing dynamics.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of turnover, which may lead to vacancy periods and increased leasing costs for the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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