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 119 m², built in 2006, energy rating C. Located Pontinha e Famões parish, Odivelas municipality, Lisbon district. Noteworthy Features: The apartment’s spacious balcony offers unobstructed views of the stunning Mata da Paiã, perfect for outdoor relaxation in a tranquil setting. Condition Notes: The outdoor spaces may require cosmetic enhancements.
The valuation. The asking price of €389,000 is €4,087 (1.1%) above the fair value of €384,913, indicating the property is overpriced according to current market conditions.
Fair value modelled at €384,913 from the area baseline, adjusted for condition and location. Asking €389,000 sits €4,087 (1.1%) above — overpriced versus fair value.
Asking €389,000 versus the Pontinha e Famões, Odivelas, Lisbon area baseline of €407,337 (€3,423/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 72 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 85 · Amenities 80 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Pontinha e Famões, Odivelas, Lisbon
Area baseline €407,337 + condition +€0 + location +€41,241 = modelled fair value of €384,913 (€3,235/m²), a €4,087 (1.1%) gap versus the €389,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Pontinha e Famões · dbd46d | Subject | €389,000 | €3,269 | — | 72 | 80 |
| praceta Virgínia de Moura, 2 | Active | €390,000 | €3,250 | 0.6% | 75 | 75 |
| rua Fernando Namora, 8 | Active | €475,000 | €3,598 | 10.1% | 75 | 73 |
| rua Diogo Guilherme da Silva Alves Furtado, 10 | Active | €470,000 | €4,352 | 33.1% | 75 | 75 |
| praça de Portugal, 4 | Active | €475,000 | €4,567 | 39.7% | 75 | 74 |
| Median comp | €472,500 | €3,975 | 21.6% | 75 | 75 |
Long-term rental The property is priced at €389,000, slightly above its fair value of €384,913, indicating a modest gap of 1.1%; this may constrain potential long-term rental yields, which are estimated at 3.1% gross. Given the neighbourhood's decent safety rating of 80/100, the property may appeal to steady tenants, but the pricing diminishes its attractiveness in the long-term rental market. Family rental With a listing price of €389,000 compared to a fair value of €384,913, the 1.1% premium suggests that this 2-bed apartment is not an optimal choice for family rentals, especially at a gross yield of 3.1%. The overall condition rating of 75/100 combined with the neighborhood's strong safety score makes the property suitable for families, but the high price may deter this segment from considering it. Buy-and-hold The market value of €389,000 exceeds the fair assessment of €384,913 by 1.1%, indicating that this investment might not yield the expected returns for a buy-and-hold strategy, particularly with a gross yield of 3.1%. While the decent condition rating and neighborhood safety profile suggest potential for long-term appreciation, the property’s current pricing makes it less compelling for prospective investors looking for a strategic buy-and-hold asset.
Economic Vulnerability The economic stability score of 80/100 indicates a robust economy, but the tenant stability score of 75/100 suggests a moderate risk of tenant turnover, which could impact rental income.
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