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.
4-bedroom, 3-bathroom house of 146 m², energy rating C. Located Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: This property includes a winter garden and an independent gym, enhancing outdoor living and promoting an active lifestyle. Condition Notes: It combines modern updates with functional living spaces, ideal for family life.
The valuation. The asking price of €1,380,000 is significantly above fair value, exceeding it by €727,007 (52.7%). This property is priced at a steep premium and is classified as overpriced based on current market metrics.
Fair value modelled at €652,993 from the area baseline, adjusted for condition and location. Asking €1,380,000 sits €727,007 (52.7%) above — overpriced versus fair value.
Asking €1,380,000 versus the Olivais, Lisbon, Lisbon area baseline of €648,532 (€4,442/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 82 · Materials 85 · Room dimensions 84). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Olivais, Lisbon, Lisbon
Area baseline €648,532 + condition +€18,250 + location +€59,795 = modelled fair value of €652,993 (€4,473/m²), a €727,007 (52.7%) gap versus the €1,380,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Olivais · 49b871 | Subject | €1,380,000 | €9,452 | — | 82 | 76 |
| Olivais · f3608a | Active | €1,380,000 | €6,106 | 35.4% | 80 | 74 |
| Alvalade · 001b89 | Active | €1,450,000 | €7,360 | 22.1% | 70 | 75 |
| rua Campo das Amoreiras, 68 | Active | €540,000 | €2,400 | 74.6% | 75 | 72 |
| rua da Portela, 28 | Active | €675,000 | €7,181 | 24.0% | 71 | 73 |
| Median comp | €1,027,500 | €6,644 | 29.7% | 73 | 74 |
Long-term rental This property presents a significant gap from its fair value, indicating it is overpriced at €1,380,000. With a gross yield of only 2.2%, it may not provide an attractive return for long-term rental investors. Buy-and-hold The current listing price is 52.7% above fair value, suggesting a lack of upside potential for buy-and-hold investors. This high entry price coupled with a modest yield makes for a less compelling long-term investment strategy. Family rental While the property could serve as a family rental, its price significantly exceeds the fair value, which is a concern for potential landlords. The yield of 2.2% does not justify the investment in a suburban area like Olivais, where tenant expectations may not align with such high costs.
Potential Tenant Turnover: With a tenant stability score of 70/100, there is a moderate risk that existing tenants may leave, leading to potential vacancies that can impact rental income.
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