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, 2-bathroom apartment of 118 m². Located on avenida da República, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment benefits from two fronts offering unobstructed views and enhanced natural lighting throughout, alongside unique dual land registry status allowing for versatile ownership options.
The valuation. The asking price of €760,000 is €121,632 (19.1%) above the fair value of €638,368, indicating that the property is overpriced. This substantial difference suggests potential challenges in achieving a profitable sale in the future.
Fair value modelled at €638,368 from 6 comparable sales in the area. Asking €760,000 sits €121,632 (19.1%) above — overpriced versus fair value.
Asking €760,000 versus the avenida da República area baseline of €662,370 (€5,613/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 below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €662,370, adjusted for condition and micro-location, gives a modelled fair value of €638,368 (€5,410/m²), a €121,632 (19.1%) gap versus the €760,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida da República | Subject | €760,000 | €6,441 | — | 70 | 84 |
| calçada dos Mestres | Active | €522,000 | €6,070 | 5.8% | — | 80 |
| Penha de França · 8ee4e7 | Active | €490,000 | €4,118 | 36.1% | 68 | 90 |
| avenida Mouzinho de Albuquerque, 28 | Active | €410,000 | €5,256 | 18.4% | — | 81 |
| Marvila · 38b4c2 | Active | €395,000 | €5,563 | 13.6% | — | 80 |
| Median comp | €450,000 | €5,410 | 16.0% | 68 | 81 |
Long-term rental While central Lisbon offers attractive long-term rental demand with a solid tenant quality, this property is priced at €760,000, significantly above its fair value of €638,368. With a gross yield of only 3.2%, this investment presents limited upside relative to its cost, rendering it overpriced. Short-term vacation rental Although the property is in a desirable neighborhood benefiting from high tourism, its €760,000 listing price significantly exceeds the fair value of €638,368. The yield of 3.2% fails to justify the investment cost, suggesting that the property is overpriced for a short-term vacation rental market. Buy-and-hold Holding this property for the long term may not yield satisfactory returns, as it is currently listed at €760,000, which is 19.1% above its fair value of €638,368. The low gross yield of 3.2% indicates that, despite the central location, the property is overpriced for a buy-and-hold strategy.
Tenant turnover risk There is a potential risk of increased tenant turnover due to a tenant stability score of 70/100, which may lead to higher vacancy rates and associated costs.
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