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 80 m², built in 1967, energy rating D. Located on rua Alferes Barrilaro Ruas ? Metro, 5, Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment benefits from a spacious balcony that enhances outdoor living and offers views of the surrounding greenery, along with energy-efficient fixtures contributing to lower utility costs.
The valuation. The asking price of €410,000 sits €55,581 above the fair value of €354,419, representing a 13.6% premium. Thus, the property is considered overpriced.
Fair value modelled at €354,419 from the area baseline, adjusted for condition and location. Asking €410,000 sits €55,581 (13.6%) above — overpriced versus fair value.
Asking €410,000 versus the rua Alferes Barrilaro Ruas ? Metro, 5 area baseline of €350,400 (€4,380/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 78 · Materials 83 · Room dimensions 81). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Alferes Barrilaro Ruas ? Metro, 5
Area baseline €350,400 + condition +€7,875 + location +€31,504 = modelled fair value of €354,419 (€4,430/m²), a €55,581 (13.6%) gap versus the €410,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Alferes Barrilaro Ruas ? Metro, 5 | Subject | €410,000 | €5,125 | — | 78 | 75 |
| rua Doutor José Saraiva | Active | €341,900 | €5,260 | 2.6% | 80 | 73 |
| Sacavém e Prior Velho · f3669a | Active | €635,000 | €3,175 | 38.0% | 77 | 70 |
| rua Cidade de Benguela S / N | Active | €399,000 | €5,320 | 3.8% | 68 | 73 |
| Olivais · 28bc23 | Active | €499,000 | €4,229 | 17.5% | 70 | 80 |
| Median comp | €449,000 | €4,745 | 7.4% | 74 | 73 |
Long-term rental The property is priced at €410,000, which is 13.6% above its fair value of €354,419, indicating it is overpriced. With a gross yield of 3.3%, the investment may struggle to attract long-term tenants given the elevated price point. Family rental At €410,000, the apartment is above the fair value, suggesting it may not be the best option for a family rental market. The average condition rating of 81/100 and neighborhood rating of 75/100 may not justify the higher price, limiting potential appeal to families seeking affordability. Buy-and-hold Given the current listing price is 13.6% higher than the fair value, this property presents an overpriced scenario for a buy-and-hold investment strategy. The low gross yield of 3.3% may deter long-term appreciation, making it less favorable for investors focused on stable, long-term returns.
Tenant vacancy risk The tenant stability score of 70/100 indicates a moderate risk of vacancy, which may lead to potential income disruptions.
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