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 90 m², energy rating A+. Located on rua Nuno Goncalves, 13, Avenidas Novas parish, Lisbon municipality, Lisbon district. This apartment features a modern renovation with a highly functional layout that enhances natural light throughout, making it perfect for personal customization.
The valuation. The asking price of €315,000 is positioned below the fair value of €344,648, indicating a difference of €29,648 (8.6%). This property is correctly priced, reflecting a balanced appraisal consistent with market conditions.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Nuno Goncalves, 13 | Subject | €315,000 | €3,500 | — | — | 84 |
| rua Morais Soares, 31 | Active | €610,000 | €2,450 | 30.0% | 62 | 79 |
| avenida da Bulgária | Active | €515,000 | €4,023 | 15.0% | 68 | 87 |
| beco Cruz | Active | €320,000 | €5,000 | 42.9% | 78 | 81 |
| avenida Duque de Loulé | Active | €725,000 | €5,331 | 52.3% | 85 | 85 |
| Median comp | €562,500 | €4,512 | 28.9% | 73 | 83 |
Long-term rental The property offers a gross yield of 5.8%, which is competitive in the central Lisbon rental market. However, given its fair valuation, investors should carefully assess long-term rental expectations to ensure stable cash flow. Luxury market Although located in a desirable neighborhood with a rating of 84/100, the apartment's fair valuation of €315,000 suggests it may not attract the high-end clientele typical of the luxury market. Investors should be cautious, as properties priced at fair value may not yield significant appreciation in this segment. Buy-and-hold With the property valued fairly at €344,648, it may serve as a reasonable long-term investment in Lisbon's stable housing market. Investors should be mindful of the property's current condition, rated 0/100, as this could impact future resale opportunities despite a favorable location. Not ideal for: Student housing The 2-bed layout and central location may initially seem attractive for student housing, but the fair valuation indicates a risk of over-commitment without a competitive pricing advantage. Consideration of the local market demand and student demographics is essential before proceeding. Not ideal for: Short-term rental The property's fair market price suggests it is not ideally suited for the short-term rental market, where properties typically need to be priced competitively to achieve profitability. The condition rating of 0/100 further limits attractiveness to transient tourists seeking quality accommodations. Not ideal for: Value-add renovation While the area boasts strong demand, the current condition score of 0/100 indicates significant renovation needs that may exceed the fair valuation of the property. The potential for upside is limited, making it less appealing for value-add investors willing to undertake heavy renovations.
Tenant turnover risk With a tenant stability score of 70/100, there is a risk of higher tenant turnover, potentially leading to increased vacancy rates and costs associated with re-letting the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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