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 128 m² on the 5th floor. Located on avenida da República, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a remodeled kitchen and a spacious balcony facing Avenida da República, providing excellent sunlight throughout the day.
The valuation. The asking price of €860,000 sits €109,270 (14.6%) above the fair value of €750,730, rendering this property overpriced and not a compelling option for investment.
Fair value modelled at €750,730 from 6 comparable sales in the area. Asking €860,000 sits €109,270 (14.6%) above — overpriced versus fair value.
Asking €860,000 versus the avenida da República area baseline of €809,151 (€6,321/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €809,151, adjusted for condition and micro-location, gives a modelled fair value of €750,730 (€5,865/m²), a €109,270 (14.6%) gap versus the €860,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida da República | Subject | €860,000 | €6,719 | — | 68 | 80 |
| Olivais · 28bc23 | Active | €499,000 | €4,229 | 37.1% | 70 | 80 |
| rua João de Freitas Branco, 34 | Active | €750,000 | €6,000 | 10.7% | 73 | 76 |
| rua Sarmento de Beires, 32 | Active | €680,000 | €5,075 | 24.5% | 73 | 78 |
| rua José Relvas, 40 | Active | €499,000 | €5,802 | 13.6% | 70 | 81 |
| Median comp | €589,500 | €5,439 | 19.1% | 72 | 79 |
Long-term rental The property’s listing price of €860,000, which is 14.6% above its fair value of €750,730, limits the potential for investor returns. With a gross yield of only 2.6% in a high-demand area, this investment is unlikely to generate substantial cash flow in the long term. Buy-and-hold Despite being in a desirable location near the city center, the property is priced too high at €860,000 compared to the fair value of €750,730. This overpricing diminishes the potential for appreciation over time, making the buy-and-hold strategy less attractive. Value-add renovation The apartment’s condition score of 67/100 suggests there may be opportunities for value-add renovations; however, its current listing price of €860,000 already exceeds the fair value by 14.6%. Investing in renovations at this price point may not yield adequate returns, as the property remains overvalued in its current state.
Potential Economic Downturn The economic stability score of 80/100 indicates a risk of market fluctuations that could negatively impact property values and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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