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 130 m², built in 2020, energy rating A. Located on praceta Carolina Beatriz Ângelo, 1, Pontinha e Famões parish, Odivelas municipality, Lisbon district. Noteworthy Feature: This apartment includes exclusive access to a rooftop area featuring an outdoor swimming pool, a private gym, and a children's play area, enhancing the living experience.
The valuation. The asking price of €525,000 is significantly above fair value at €429,234, representing an overvaluation of €95,766 (18.2%). This discrepancy raises concerns about the investment's potential returns.
Fair value modelled at €429,234 from the area baseline, adjusted for condition and location. Asking €525,000 sits €95,766 (18.2%) above — overpriced versus fair value.
Asking €525,000 versus the praceta Carolina Beatriz Ângelo, 1 area baseline of €375,440 (€2,888/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 82 · Materials 88 · Room dimensions 84). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
praceta Carolina Beatriz Ângelo, 1
Area baseline €375,440 + condition +€16,250 + location +€37,544 = modelled fair value of €429,234 (€3,302/m²), a €95,766 (18.2%) gap versus the €525,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Carolina Beatriz Ângelo, 1 | Subject | €525,000 | €4,038 | — | 82 | 75 |
| avenida Lucas Pires, 87 | Active | €520,000 | €4,000 | 1.0% | 80 | 80 |
| Pontinha e Famões · 0900ee | Active | €390,000 | €2,977 | 26.3% | 88 | 74 |
| rua João de Deus, 3 | Active | €520,000 | €4,127 | 2.2% | 75 | 78 |
| rua Belisário Pimenta, 12 | Active | €575,000 | €3,194 | 20.9% | 74 | 77 |
| Median comp | €520,000 | €3,597 | 10.9% | 78 | 78 |
Long-term rental The 2-bed apartment's listing price of €525,000 is significantly above the fair value of €429,234, resulting in an 18.2% gap that indicates the property is overpriced. With a gross yield of only 3.3%, this investment may struggle to deliver adequate returns in the long-term rental market. Family rental This property is listed at €525,000, which exceeds its fair value of €429,234 by 18.2%, suggesting it is overpriced for a family rental market. Given the condition rating of 85/100, while it is appealing, the pricing may deter potential tenants seeking value for money. Buy-and-hold At a price of €525,000, the apartment is overpriced compared to its fair value of €429,234, presenting an unresolved 18.2% gap that limits its attractiveness for a buy-and-hold strategy. The current gross yield of 3.3% does not justify the substantial capital outlay, potentially leading to lower investment returns over time.
Potential Tenant Turnover The relatively high tenant stability score of 75 suggests a potential risk of turnover, which may lead to increased vacancy rates and costs related to finding new tenants.
