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.
3-bedroom, 2-bathroom apartment of 110 m² on the 3rd floor, built in 1972, energy rating D. Located Avenidas Novas parish, Lisbon municipality, Lisbon district. The apartment features electric blinds throughout, enhancing energy efficiency and convenience, while large windows ensure abundant natural light, offering a vibrant city view.
The valuation. The asking price of €669,000 is €119,006 (21.6%) above the fair value of €549,994, indicating that the property is overpriced. This discrepancy suggests limited potential for immediate appreciation in value.
Fair value modelled at €549,994 from 6 comparable sales in the area. Asking €669,000 sits €119,006 (21.6%) above — overpriced versus fair value.
Asking €669,000 versus the Avenidas Novas, Lisbon, Lisbon area baseline of €588,495 (€5,350/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €588,495, adjusted for condition and micro-location, gives a modelled fair value of €549,994 (€5,000/m²), a €119,006 (21.6%) gap versus the €669,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Avenidas Novas · e3ae3c | Subject | €669,000 | €6,082 | — | 82 | 81 |
| Avenidas Novas · 6273fa | Active | €699,950 | €4,762 | 21.7% | 80 | 81 |
| Campolide · 2d822d | Active | €550,000 | €4,955 | 18.5% | 76 | 82 |
| rua Eduardo Costa, 4 | Active | €360,000 | €3,711 | 39.0% | 74 | 85 |
| Marvila · 51b4de | Active | €449,000 | €5,045 | 17.0% | 72 | 76 |
| Median comp | €499,500 | €4,859 | 20.1% | 75 | 82 |
Long-term rental This property has a gross yield of 3.3%, indicating that the returns may not be sufficient to justify the current asking price, which is 21.6% above fair value. Additionally, while the condition and neighborhood scores are moderately good, the overpriced nature undermines the potential for sustainable long-term rental income. Short-term vacation rental The 3-bed apartment in Avenidas Novas is priced significantly above its fair value, which dampens its attractiveness as a short-term vacation rental investment. Although the vibrant location may attract visitors, the heightened price point limits profitability compared to similar offerings in the area. Buy-and-hold Given that this property is currently overpriced by 21.6%, it poses more risk than opportunity for a buy-and-hold strategy. While it is situated in a desirable neighborhood with decent amenities, the potential for equity appreciation is hindered by the excessive entry price. Not ideal for: Student housing The asking price exceeds fair market value, making it a poor candidate for student housing investments where affordability is crucial. Not ideal for: Agricultural development With the property being located in urban Lisbon, agricultural development is not applicable, and the overpriced valuation further mars any redevelopment potential.
Market Vulnerability The combined scores of 85/100 for economic stability and 75/100 for tenant stability suggest a potential risk of economic downturns impacting tenant retention rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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