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, 1-bathroom apartment of 133 m², built in 1951, energy rating C. Located on rua Filipe da Mata, 113, Avenidas Novas parish, Lisbon municipality, Lisbon district. This apartment features a unique sunroom that maximizes natural light, alongside original decor elements that enhance its distinctive character while accommodating modern living needs.
The valuation. The asking price of €698,000 is slightly above the fair value of €673,229, representing a mere €24,771 (3.7%) discrepancy. This positions the property as fairly valued within the market.
Fair value modelled at €673,229 from 6 comparable sales in the area. Asking €698,000 sits €24,771 (3.7%) above — overpriced versus fair value.
Asking €698,000 versus the rua Filipe da Mata, 113 area baseline of €651,732 (€4,900/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €651,732, adjusted for condition and micro-location, gives a modelled fair value of €673,229 (€5,062/m²), a €24,771 (3.7%) gap versus the €698,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Filipe da Mata, 113 | Subject | €698,000 | €5,248 | — | 74 | 81 |
| rua Leandro Braga | Active | €365,000 | €5,368 | 2.3% | 68 | 81 |
| Campolide · 1f35a1 | Active | €365,000 | €5,368 | 2.3% | 65 | 81 |
| São Domingos de Benfica · ade6a5 | Active | €390,000 | €4,756 | 9.4% | 78 | 79 |
| rua Prior Coutinho | Active | €530,000 | €6,163 | 17.4% | 75 | 84 |
| Median comp | €377,500 | €5,368 | 2.3% | 72 | 81 |
Long-term rental The property in Avenidas Novas offers a stable long-term rental opportunity with a gross yield of 3.1%, suitable for families or professionals near Lisbon’s urban center. However, with a fair market value of €673,229, the asking price reflects a minimal 3.7% gap, indicating a solid but not exceptionally lucrative investment. Buy-and-hold Investing in this apartment as a buy-and-hold strategy may provide steady appreciation given the area's strong employment prospects and urban demand. Although the property is priced fairly at €698,000, potential investors should be cautious about growth beyond the current valuation, which closely aligns with market expectations. Luxury market This apartment could appeal to buyers in the luxury market, especially given its location in a sought-after neighborhood with strong scoring on both condition and amenities. The listing price of €698,000 aligns fairly with its valuation, but its luxury appeal may be limited by the modest overall premium above fair market value. Not ideal for The property is not well-suited for short-term vacation rentals or student housing, as its pricing does not offer the competitive returns typically sought in these segments. Given its fair valuation status, prospective investors should consider more suitable properties that align better with these specific rental strategies.
Tenant turnover risk High tenant turnover may occur despite a tenant stability score of 80/100, suggesting potential fluctuations in 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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