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, 3-bathroom apartment of 127 m² on the 3rd floor, built in 1967, energy rating C. Located on rua Marquês de Fronteira, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Feature: The apartment boasts a south-facing balcony that enhances natural light and outdoor connectivity, while the preserved Art Deco entrance adds distinctive character to the building.
The valuation. The asking price of €720,000 is significantly above the fair value of €637,491, exceeding it by €82,509 (12.9%). This suggests the property is overpriced and may not attract serious buyers at this price point.
Fair value modelled at €637,491 from 6 comparable sales in the area. Asking €720,000 sits €82,509 (12.9%) above — overpriced versus fair value.
Asking €720,000 versus the rua Marquês de Fronteira area baseline of €714,553 (€5,626/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €714,553, adjusted for condition and micro-location, gives a modelled fair value of €637,491 (€5,020/m²), a €82,509 (12.9%) gap versus the €720,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Marquês de Fronteira | Subject | €720,000 | €5,669 | — | 63 | 81 |
| Avenidas Novas · e835d4 | Active | €880,000 | €5,399 | 4.8% | 68 | 77 |
| parque Bensaude | Active | €795,000 | €4,938 | 12.9% | 70 | 74 |
| calçada da Quintinha | Active | €599,000 | €5,076 | 10.5% | 70 | 83 |
| estrada de Benfica | Active | €670,000 | €4,963 | 12.5% | 60 | 76 |
| Median comp | €732,500 | €5,020 | 11.5% | 69 | 77 |
Long-term rental Given the property's listing price of €720,000, which is 12.9% above the fair value of €637,491, the long-term rental strategy faces challenges in achieving sustainable returns. With a gross yield of only 3.4%, this investment becomes less attractive in a market where the potential for appreciation may not offset the current overvaluation. Family rental The 3-bed apartment in Avenidas Novas, despite being in a desirable neighborhood with an 81/100 rating, is overpriced at €720,000 compared to its fair value. As a family rental, the yield of 3.4% does not justify the current listing price, making it a less compelling option for families seeking affordable living in the area. Buy-and-hold Though the apartment is located in a prime area near Lisbon's main business districts, its purchase price exceeds the fair value by 12.9%, categorizing it as overpriced. The buy-and-hold strategy is undermined by the low gross yield of 3.4%, indicating that the potential for long-term gains is compromised by the initial cost of acquisition.
Moderate Tenant Stability Risk The tenant stability score of 75/100 indicates potential volatility in rental income due to less robust tenant retention compared to higher scoring properties, which may impact cash flow stability.
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