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.
4-bedroom, 3-bathroom apartment of 171 m², built in 1981, energy rating D. Located on avenida 5 de Outubro, 190B, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property boasts a spacious terrace perfect for outdoor entertaining, alongside a fireplace that enhances the inviting atmosphere of the river-view living spaces.
The valuation. The asking price of €1,695,000 is significantly above fair value, overstated by €914,032 (53.9%). This property is considered overpriced given its valuation of €780,968.
Fair value modelled at €780,968 from the area baseline, adjusted for condition and location. Asking €1,695,000 sits €914,032 (53.9%) above — overpriced versus fair value.
Asking €1,695,000 versus the avenida 5 de Outubro, 190B area baseline of €1,048,572 (€6,132/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 80 · Materials 87 · Room dimensions 83). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 82/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida 5 de Outubro, 190B
Area baseline €1,048,572 + condition +€21,375 + location +€86,195 = modelled fair value of €780,968 (€4,567/m²), a €914,032 (53.9%) gap versus the €1,695,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida 5 de Outubro, 190B | Subject | €1,695,000 | €9,912 | — | 80 | 82 |
| rua António Patrício, 18 | Active | €695,000 | €5,792 | 41.6% | 80 | 78 |
| avenida da República | Active | €1,600,000 | €6,107 | 38.4% | 78 | 82 |
| Campo de Ourique · 023b11 | Active | €2,095,000 | €9,109 | 8.1% | 76 | 83 |
| Areeiro · 25f8d9 | Active | €1,150,000 | €6,053 | 38.9% | 74 | 80 |
| Median comp | €1,375,000 | €6,080 | 38.7% | 77 | 81 |
Long-term rental The property lacks an attractive yield of 1.8%, indicating it's overpriced for those looking to generate rental income. Given the significant gap of 53.9% from fair value at €780,968, investors might find better opportunities with more favorable returns. Buy-and-hold With the listing price set at €1,695,000, significantly above the fair value, this investment may struggle to appreciate meaningfully over time. The high price relative to the property’s condition score and yield raises concerns about long-term profitability. Luxury market Although the property is located in a desirable neighbourhood and boasts an appealing condition score, the current listing price indicates it is overpriced for the luxury market. Buyers may hesitate to invest at €1,695,000 when fair value suggests a potential loss is likely due to the 53.9% gap. Not ideal for short-term rental The high price and low yield make this property unsuitable for short-term rental strategies. The market conditions do not support the premium likely needed to achieve profitability in the dynamic short-term rental sector.
Tenant turnover risk A tenant stability score of 70/100 indicates a potential for higher turnover rates, which could affect cash flow and increase vacancy 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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