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 duplex of 100 m². Located on avenida Cidade de Luanda, 339, Olivais parish, Lisbon municipality, Lisbon district. This duplex features modern appliances in the kitchen, including an induction hob and a 100-liter ecological water heater, enhancing energy efficiency and convenience.
The valuation. The asking price of €499,000 is significantly higher than the fair value of €445,262, indicating the property is overpriced by €53,738 (10.8%). This disparity suggests potential challenges for buyers looking for a sound investment.
Fair value modelled at €445,262 from the area baseline, adjusted for condition and location. Asking €499,000 sits €53,738 (10.8%) above — overpriced versus fair value.
Asking €499,000 versus the avenida Cidade de Luanda, 339 area baseline of €438,000 (€4,380/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 76 · Materials 80 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 79/100 (Housing Market 80 · Amenities 75 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida Cidade de Luanda, 339
Area baseline €438,000 + condition +€5,781 + location +€45,681 = modelled fair value of €445,262 (€4,453/m²), a €53,738 (10.8%) gap versus the €499,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Cidade de Luanda, 339 | Subject | €499,000 | €4,990 | — | 76 | 79 |
| Olivais · 4ba7d5 | Active | €330,000 | €4,177 | 16.3% | 73 | 82 |
| rua Montepuez, 2 | Active | €380,000 | €4,222 | 15.4% | 80 | 78 |
| Olivais · b7b503 | Active | €350,000 | €4,930 | 1.2% | 80 | 69 |
| rua José Duarte Morais N27 | Active | €324,000 | €4,765 | 4.5% | 75 | 75 |
| Median comp | €340,000 | €4,494 | 9.9% | 78 | 77 |
Long-term rental The property is overpriced at €499,000 compared to its fair value of €445,262, indicating a significant gap of 10.8%. With a gross yield of only 3.1%, the potential returns for long-term rentals are not compelling given the current listing price. Family rental At a listing price of €499,000, this property surpasses its fair value of €445,262 by 10.8%, making it a less attractive option for family rentals. The yield of 3.1% is inadequate for families seeking quality housing, especially as the neighborhood and property condition scores are moderate at 79/100. Buy-and-hold The buy-and-hold strategy is undermined by the property's listing price of €499,000, which exceeds its fair value of €445,262 by 10.8%. With a gross yield of 3.1% and moderate neighborhood ratings, this investment appears less favorable over a long-term horizon. Not ideal for The property is not suited for short-term vacation rental, luxury market, or student housing given its overpriced status and modest performance metrics. With a fair value far below its listing price, it would struggle to attract the desired rental demographics in these specific segments.
Tenant turnover risk Significant turnover could occur due to a tenant stability score of 75/100, indicating potential challenges in retaining long-term residents and affecting cash flow.
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