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 61 m² on the 1st floor, built in 1975, energy rating D. Located on rua Luciano Freire, 3, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a state-of-the-art natural gas water heater designed to work with hydrogen, enhancing its energy efficiency and modern appeal amidst traditional renovations.
The valuation. The asking price of €450,000 is significantly above the fair value of €337,164, indicating an overvaluation of €112,836 (33.5%). Buyers should exercise caution in this market. Buy-to-flip angle. A buy-to-flip strategy would involve upgrading to further enhance the property's appeal, ideally aiming for a quick resale at a higher price point amidst Lisbon's competitive market. Buy-to-let angle. With an estimated rental income of €1,200/month, the gross yield of 3.2% reflects moderate returns for a buy-and-hold strategy, catering to the steady demand for family rentals in this desirable neighborhood.
Fair value modelled at €337,164 from 6 comparable sales in the area. Asking €450,000 sits €112,836 (33.5%) above — overpriced versus fair value.
Asking €450,000 versus the rua Luciano Freire, 3 area baseline of €376,106 (€6,166/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €376,106, adjusted for condition and micro-location, gives a modelled fair value of €337,164 (€5,527/m²), a €112,836 (33.5%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Luciano Freire, 3 | Subject | €450,000 | €7,377 | — | 68 | 81 |
| Campo de Ourique · d7495f | Active | €499,000 | €6,653 | 9.8% | 73 | 83 |
| largo Calouste Gulbenkian | Active | €300,000 | €4,615 | 37.4% | 72 | 80 |
| Penha de França · 7ca93f | Active | €420,000 | €5,600 | 24.1% | 72 | 78 |
| rua São Sebastião da Pedreira | Active | €550,000 | €6,250 | 15.3% | 65 | 80 |
| Median comp | €459,500 | €5,925 | 19.7% | 72 | 80 |
Long-term rental The 2-bed apartment in Avenidas Novas, listed at €450,000, is overpriced by 33.5% compared to its fair value of €337,164, leading to a suboptimal return on investment. Even with a gross yield of 3.2%, the excessive listing price suggests that potential long-term rental returns may not justify the initial capital outlay. Family rental While the neighborhood rates highly for tenant quality, the apartment's listing price at €450,000 is considerably above its fair value, indicating it is overpriced by 33.5%. This inflated pricing could limit its attractiveness to families seeking affordable rental options in a desirable area. Buy-and-hold Acquiring this apartment in Avenidas Novas as a buy-and-hold investment is inadvisable due to its current market price of €450,000, which is significantly higher than the fair value of €337,164, marking a 33.5% gap. The combination of the property being overpriced and the moderate yield of 3.2% diminishes the potential for long-term value appreciation and returns on investment.
Potential Demand Fluctuation Due to both economic stability and tenant stability scores being at 80/100, there is a significant risk that economic downturns could lead to decreased demand for tenants, impacting rental income.
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