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 85 m² on the 3rd floor, built in 1956, energy rating C. Located on rua de Entrecampos, 3, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment features generous balconies that enhance natural light and airflow, while its vintage decor elements add character, offering unique customization opportunities.
The valuation. The asking price of €490,000 is significantly above the fair value of €414,881, exceeding it by €75,119 (18.1%). This property is overpriced based on current market conditions.
Fair value modelled at €414,881 from 6 comparable sales in the area. Asking €490,000 sits €75,119 (18.1%) above — overpriced versus fair value.
Asking €490,000 versus the rua de Entrecampos, 3 area baseline of €450,728 (€5,303/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 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 €450,728, adjusted for condition and micro-location, gives a modelled fair value of €414,881 (€4,881/m²), a €75,119 (18.1%) gap versus the €490,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Entrecampos, 3 | Subject | €490,000 | €5,765 | — | 72 | 84 |
| Lumiar · 8750a2 | Active | €535,000 | €5,632 | 2.3% | 70 | 78 |
| calçada das Lajes | Active | €615,000 | €4,881 | 15.3% | 70 | 78 |
| calçada das Lajes | Active | €615,000 | €4,881 | 15.3% | 70 | 85 |
| estrada de Benfica | Active | €735,000 | €5,654 | 1.9% | 80 | 81 |
| Median comp | €615,000 | €5,257 | 8.8% | 70 | 80 |
Long-term rental The property in Avenidas Novas, despite its appealing location, is priced at €490,000, which is 18.1% above its fair value of €414,881. With a gross yield of 3.7%, the investment may not provide adequate returns relative to its elevated price. Buy-and-hold Investing in this 3-bed apartment may be less favorable due to its current listing price exceeding fair value by 18.1%, suggesting it is overpriced. The combination of an average condition score of 69 out of 100 and a gross yield of 3.7% does not justify holding this asset at such a premium. Family rental While the neighborhood scores highly at 84/100, which could attract families, the property’s price at €490,000 is significantly above the fair value estimate, leaving it overpriced by 18.1%. The yield of 3.7% may not be sufficient to entice family renters when considering the overall investment cost. Not ideal for short-term rental Given the property’s pricing at €490,000, representing an 18.1% premium over its fair value, pursuing a short-term rental strategy is unnecessarily risky. The current condition score and yield potential do not support the dynamics typically favorable for short-term rental scenarios.
Tenant turnover risk High tenant turnover could adversely affect cash flow, especially with a tenant stability score of 75/100, potentially leading to increased vacancy periods and 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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