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 85 m², energy rating E. Located Olivais parish, Lisbon municipality, Lisbon district. This apartment features a spacious 25 m² living room with excellent solar exposure, providing a bright and inviting atmosphere throughout the day.
The valuation. The asking price of €485,000 is significantly above the fair value of €383,520, representing an overpricing of €101,480, or 20.9%. This discrepancy suggests potential challenges in securing a profitable sale.
Fair value modelled at €383,520 from the area baseline, adjusted for condition and location. Asking €485,000 sits €101,480 (20.9%) above — overpriced versus fair value.
Asking €485,000 versus the Olivais, Lisbon, Lisbon area baseline of €334,730 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 79/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Olivais, Lisbon, Lisbon
Area baseline €334,730 + condition +€9,961 + location +€38,829 = modelled fair value of €383,520 (€4,512/m²), a €101,480 (20.9%) gap versus the €485,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Olivais · 49b6cf | Subject | €485,000 | €5,706 | — | 80 | 79 |
| Olivais · cfe186 | Active | €485,000 | €5,640 | 1.2% | 80 | 75 |
| alameda D. Afonso Henriques | Active | €599,900 | €6,976 | 22.3% | 85 | 90 |
| rua Engenheiro Cunha Leal | Active | €349,000 | €3,753 | 34.2% | 80 | 78 |
| Sacavém e Prior Velho · 96c284 | Active | €386,000 | €3,676 | 35.6% | 73 | 72 |
| Median comp | €435,500 | €4,697 | 17.7% | 80 | 77 |
Long-term rental The property presents a yield of 3.3%, which is relatively low compared to the local market expectations. Given the current pricing at €485,000, this investment is less attractive for long-term rental due to its OVERPRICED status. Family rental While the apartment is situated in a stable community with good amenities, the 20.9% gap from the fair value suggests that it may not appeal to families seeking value. The OVERPRICED nature of the property could deter potential long-term tenants looking for affordable housing options. Value-add renovation Although the apartment is in decent condition with a score of 83/100, the current pricing makes it a risky investment for value-add renovations. The anticipated returns may be diminished by the fact that the property is presently OVERPRICED, reducing the potential for profitable upgrades. Short-term vacation rental This property is not positioned well for short-term vacation rentals, given its OVERPRICED valuation and relatively low yield. High initial investment will likely lead to longer payback periods, discouraging potential operators. Student housing With a rating of 79/100 for the neighborhood, the property does not meet the ideal criteria for student housing given its OVERPRICED status. Students typically seek affordability, and this apartment does not fit within their budgetary constraints.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate likelihood of turnover, which could lead to increased vacancy rates and associated costs.
