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 68 m² on the 3rd floor, built in 1949, energy rating C. Located on avenida 5 de Outubro, 113, Avenidas Novas parish, Lisbon municipality, Lisbon district. The property features two autonomous entrances, enhancing privacy and versatility for potential investors or families looking for additional living arrangements.
The valuation. The asking price of €650,000 sits significantly above the estimated fair value of €350,524, representing an overpriced scenario with a discrepancy of €299,476 (85.4%).
Fair value modelled at €350,524 from 6 comparable sales in the area. Asking €650,000 sits €299,476 (85.4%) above — overpriced versus fair value.
Asking €650,000 versus the avenida 5 de Outubro, 113 area baseline of €347,807 (€5,115/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 is below the parish average, reducing 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 €347,807, adjusted for condition and micro-location, gives a modelled fair value of €350,524 (€5,155/m²), a €299,476 (85.4%) gap versus the €650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida 5 de Outubro, 113 | Subject | €650,000 | €9,559 | — | 72 | 80 |
| rua Actriz Palmira Bastos | Active | €448,000 | €3,642 | 61.9% | 70 | 75 |
| rua Domingos Parente | Active | €385,000 | €3,850 | 59.7% | 75 | 80 |
| avenida dos Estados Unidos da América, 32 | Active | €690,000 | €5,476 | 42.7% | 75 | 78 |
| calçada da Quintinha | Active | €640,000 | €6,400 | 33.0% | 80 | 80 |
| Median comp | €544,000 | €4,663 | 51.2% | 75 | 79 |
Long-term rental The 3-bed apartment in Avenidas Novas is overpriced at €650,000, with a fair value of only €350,524, representing a significant gap of 85.4%. With a gross yield of 1.9%, this property does not provide a compelling return on investment for long-term rental. Buy-and-hold Investing in this apartment as a buy-and-hold strategy is not advisable due to its 85.4% overvaluation compared to the fair value of €350,524. Moreover, the property’s gross yield of 1.9% falls short of expectations for successful capital appreciation over time. Value-add renovation Although considering a value-add renovation may present an opportunity, the current price of €650,000 drastically overshoots the fair value of €350,524, indicating it is overpriced by 85.4%. The existing condition rating of 76/100 suggests that while improvements could enhance value, the starting price remains unreasonably high and presents significant risk. Not ideal for short-term rental Given its significant overpricing at €650,000 versus the fair value of €350,524, this property does not align with the dynamics expected for short-term rental markets. A gross yield of 1.9% further confirms that this investment is not suitable for maximizing returns in the short-term rental sector.
Tenant default risk With a tenant stability score of 70/100, there's a potential risk of tenant defaults that may arise from less consistent rental income. This could impact cash flow if tenants struggle to meet their obligations.
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
