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, 1-bathroom apartment of 88 m² on the 3rd floor, built in 1951. Located on rua Portugal Durão, 18, Avenidas Novas parish, Lisbon municipality, Lisbon district. This apartment benefits from high-quality herringbone wood flooring and marble-clad entrance, highlighting the contrast between its modern interior and the building's neglected exterior.
The valuation. The asking price of €445,000 sits €60,372 (15.7%) above its fair value of €384,628. This property is considered overpriced and therefore requires caution for potential buyers. Buy-to-flip angle. A resale strategy for this apartment could focus on enhancing its value further with luxury upgrades, aiming for a quick turnaround to capitalize on the desirable location and features. Buy-to-let angle. The estimated rental income of €1,372 per month equates to a gross yield of 3.7%, making this property a viable option for long-term investment in Lisbon's rental market.
Fair value modelled at €384,628 from 6 comparable sales in the area. Asking €445,000 sits €60,372 (15.7%) above — overpriced versus fair value.
Asking €445,000 versus the rua Portugal Durão, 18 area baseline of €413,681 (€4,701/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €413,681, adjusted for condition and micro-location, gives a modelled fair value of €384,628 (€4,371/m²), a €60,372 (15.7%) gap versus the €445,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Portugal Durão, 18 | Subject | €445,000 | €5,057 | — | 72 | 83 |
| rua Professor Mira Fernandes, 1 | Active | €368,000 | €4,488 | 11.3% | 68 | 80 |
| Campo de Ourique · f5ec0c | Active | €410,000 | €5,694 | 12.6% | 65 | 85 |
| rua de Campolide | Active | €530,000 | €4,818 | 4.7% | 72 | 78 |
| rua dos Baldaques, 37 | Active | €570,000 | €4,254 | 15.9% | 70 | 81 |
| Median comp | €470,000 | €4,653 | 8.0% | 69 | 81 |
Long-term rental The current listing price of €445,000 exceeds the fair value of €384,628 by 15.7%, indicating the property is overpriced. With a yield of 3.7%, the potential returns do not justify the elevated purchase price, making this strategy less attractive for long-term rental purposes. Buy-and-hold The Buy-and-hold strategy faces challenges due to the property's listing price being significantly above its fair value of €384,628. An overpriced asset limits capital appreciation potential, compelling investors to reconsider this option. Luxury market Positioned in an upscale neighborhood with a rating of 83/100, this property seems appealing for the luxury market; however, it is overpriced at €445,000 compared to the fair value of €384,628. The elevated price diminishes the attractiveness for luxury buyers seeking value, hampering marketability in this segment.
Tenant turnover risk High tenant turnover could be anticipated given the tenant stability score of 70/100, which may lead to increased vacancy rates 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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