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.
2-bedroom, 2-bathroom apartment of 239 m² on the 1st floor, energy rating A. Located on avenida 5 de Outubro, 101, Avenidas Novas parish, Lisbon municipality, Lisbon district. This apartment features a spacious, designer terrace perfect for entertaining and offers an abundance of natural light through its large windows, enhancing the open-concept living space.
The valuation. The asking price of €3,500,000 is significantly above the fair value of €1,801,553, reflecting an overpriced status at 94.3% of fair market value. This discrepancy suggests that potential buyers may be paying a premium without justified returns.
Fair value modelled at €1,801,553 from 6 comparable sales in the area. Asking €3,500,000 sits €1,698,447 (94.3%) above — overpriced versus fair value.
Asking €3,500,000 versus the avenida 5 de Outubro, 101 area baseline of €1,767,261 (€7,394/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 is above the parish average, lifting 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 €1,767,261, adjusted for condition and micro-location, gives a modelled fair value of €1,801,553 (€7,538/m²), a €1,698,447 (94.3%) gap versus the €3,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida 5 de Outubro, 101 | Subject | €3,500,000 | €14,644 | — | 88 | 82 |
| rua Heliodoro Salgado | Active | €749,000 | €6,040 | 58.8% | 80 | 86 |
| rua do Forno do Tijolo, 9B | Active | €545,000 | €8,934 | 39.0% | 85 | 86 |
| Avenidas Novas · 144166 | Active | €1,350,000 | €13,918 | 5.0% | 82 | 81 |
| rua Arco do Carvalhão | Active | €812,000 | €6,548 | 55.3% | 90 | 90 |
| Median comp | €780,500 | €7,741 | 47.1% | 84 | 86 |
Long-term rental This 2-bed apartment in Avenidas Novas, listed at €3,500,000, is critically overpriced compared to its fair value of €1,801,553, indicating a substantial gap of 94.3%. With a gross yield of 0% and a fair condition rating of 84/100, it does not offer an attractive long-term investment opportunity in a strong housing demand environment. Short-term vacation rental The asking price of €3,500,000 for this apartment exceeds its fair value of €1,801,553 by 94.3%, which suggests it is not an ideal candidate for a short-term vacation rental strategy. Given the 0% gross yield and the high listing price, the potential return does not align with the appealing location in Lisbon. Buy-and-hold With a listing price of €3,500,000 against a fair value estimate of €1,801,553, this property is overpriced by 94.3%, raising concerns for a buy-and-hold strategy. Although the location benefits from strong housing demand and good economic prospects, the inflated price diminishes the attractiveness of long-term appreciation. Not ideal for: Student housing The 2-bed apartment in Avenidas Novas is not suitable for student housing, especially with its high asking price of €3,500,000, which exceeds its fair value by a staggering 94.3%. The lack of a gross yield further reflects that the financials do not align with the needs of the student housing market.
Tenant turnover risk Given a tenant stability score of 65/100, there is a significant risk of tenant turnover, which could result in increased vacancy rates and reduced 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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