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 145 m² on the 4th floor, energy rating A. Located Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts premium finishes including Siemens black glass appliances and minimalist white cabinetry, set within a luxury contemporary building featuring high-quality dark stone and large glass panels.
The valuation. The asking price of €1,700,000 is significantly above the fair value of €1,044,012, representing an overvaluation of €655,988 (62.8%). This property is not a deal given its inflated asking price.
Fair value modelled at €1,044,012 from 6 comparable sales in the area. Asking €1,700,000 sits €655,988 (62.8%) above — overpriced versus fair value.
Asking €1,700,000 versus the Avenidas Novas, Lisbon, Lisbon area baseline of €1,014,633 (€6,997/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €1,014,633, adjusted for condition and micro-location, gives a modelled fair value of €1,044,012 (€7,200/m²), a €655,988 (62.8%) gap versus the €1,700,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Avenidas Novas · e54e77 | Subject | €1,700,000 | €11,724 | — | 90 | 83 |
| rua do Arco da Graça | Active | €670,000 | €4,891 | 58.3% | 77 | 80 |
| avenida Engenheiro Duarte Pacheco | Active | €1,400,000 | €8,092 | 31.0% | 74 | 80 |
| Santo António · 4201df | Active | €1,700,000 | €7,727 | 34.1% | 78 | 85 |
| São Domingos de Benfica · 468202 | Active | €714,000 | €6,673 | 43.1% | 78 | 83 |
| Median comp | €1,057,000 | €7,200 | 38.6% | 78 | 82 |
Long-term rental This property, with a fair value of €1,044,012, is listed at €1,700,000, indicating it is 62.8% overpriced. The low gross yield of 1.6% further highlights the financial impracticality of pursuing a long-term rental strategy in this scenario. Buy-and-hold Given the significant gap between the listing price and the fair value, acquiring this property for a buy-and-hold strategy would be financially unwise, as it is overpriced by 62.8%. The potential for appreciation in such a competitive market does not justify the current listing price. Family rental While the apartment is in a desirable area with a solid condition rating of 84/100, the €1,700,000 asking price significantly exceeds the fair value of €1,044,012, marking it as overpriced. The gross yield of only 1.6% indicates that it would be challenging to generate a sustainable cash flow for family rentals at this pricing level.
Tenant turnover risk High tenant turnover may occur due to a moderate tenant stability score of 70/100, potentially leading to increased vacancy rates and costs associated with finding new tenants.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
