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, 3-bathroom apartment of 309 m² on the 1st floor, built in 2016, energy rating B. Located on avenida Luís Bívar, 22, Avenidas Novas parish, Lisbon municipality, Lisbon district. This property includes a magnificent 135 m² private garden with a pool, offering a rare urban oasis perfect for leisure and socializing in Lisbon's city center.
The valuation. The asking price of €3,500,000 is significantly above the fair value of €2,790,656, resulting in a discrepancy of €709,344 (25.4%). Verdict: overpriced. Buy-to-flip angle. Aiming for a resale after renovations, the strategy would focus on upgrading finishes to match the luxury market while targeting a higher price point beyond the initial investment. Buy-to-let angle. With an estimated gross yield of 1.2%, the rental strategy could leverage Lisbon's high demand, attracting long-term tenants seeking luxury living at approximately €3,500/month.
Fair value modelled at €2,790,656 from 6 comparable sales in the area. Asking €3,500,000 sits €709,344 (25.4%) above — overpriced versus fair value.
Asking €3,500,000 versus the avenida Luís Bívar, 22 area baseline of €2,619,048 (€8,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €2,619,048, adjusted for condition and micro-location, gives a modelled fair value of €2,790,656 (€9,031/m²), a €709,344 (25.4%) gap versus the €3,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Luís Bívar, 22 | Subject | €3,500,000 | €11,327 | — | 85 | 81 |
| avenida Infante Santo | Active | €1,450,000 | €9,063 | 20.0% | 80 | 81 |
| avenida Infante Santo | Active | €1,450,000 | €9,063 | 20.0% | 80 | 81 |
| largo das Olarias | Active | €1,800,000 | €9,000 | 20.5% | 85 | 81 |
| Estrela · 99f374 | Active | €1,390,000 | €6,950 | 38.6% | 85 | 80 |
| Median comp | €1,450,000 | €9,032 | 20.3% | 83 | 81 |
Long-term rental The property is overpriced with a listing price of €3,500,000, significantly above its fair value of €2,790,656, creating a 25.4% gap. The low yield of 1.2% further highlights that this investment may not provide the expected returns in the long-term rental market. Short-term vacation rental Valued at €3,500,000, the property does not justify its premium price compared to the fair value of €2,790,656, resulting in a 25.4% overpricing. With a low rental yield of 1.2%, this investment may struggle to attract the profits sought in the competitive short-term vacation rental sector. Luxury market Listing at €3,500,000, the apartment is priced significantly above its fair value of €2,790,656, indicating it is overpriced by 25.4%. Although situated in a desirable neighborhood, the 1.2% yield suggests that this luxury asset may not perform as expected in a high-end market environment.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy rates and decreased rental income.
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
