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, 1-bathroom apartment of 58 m², energy rating D. Located Olivais parish, Lisbon municipality, Lisbon district. This property features an attic space with potential for conversion, and its proximity to Gare do Oriente offers excellent connectivity and access to local amenities.
The valuation. The asking price of €290,000 is €53,687 (18.5%) above the fair value of €236,313, indicating that the property is overpriced based on current market conditions. This discrepancy suggests caution for potential buyers.
Fair value modelled at €236,313 from the area baseline, adjusted for condition and location. Asking €290,000 sits €53,687 (18.5%) above — overpriced versus fair value.
Asking €290,000 versus the Olivais, Lisbon, Lisbon area baseline of €228,404 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 56/100 (Condition 60 · Materials 55 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 78/100 (Housing Market 85 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Olivais, Lisbon, Lisbon
Area baseline €228,404 + condition -€17,672 + location +€25,581 = modelled fair value of €236,313 (€4,074/m²), a €53,687 (18.5%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Olivais · 6d5557 | Subject | €290,000 | €5,000 | — | 60 | 78 |
| rua de Manhiça | Active | €289,000 | €5,070 | 1.4% | 60 | 78 |
| rua José Luís de Morais, 16 | Active | €240,000 | €3,934 | 21.3% | 52 | 76 |
| rua Arminda Gomes de Carvalho | Active | €240,000 | €6,316 | 26.3% | 60 | 77 |
| rua 1º Cabo José Martins Silvestre, 14 | Active | €290,000 | €5,800 | 16.0% | 64 | 78 |
| Median comp | €264,500 | €5,435 | 8.7% | 60 | 78 |
Long-term rental This property presents a gross yield of 4.1%, which is not competitive given the local fair value assessment of €236,313 and the current listing price of €290,000. As the property is overpriced by 18.5%, it may not generate desirable returns for long-term investors. Family rental While the property is situated in a family-friendly neighborhood with a decent quality rating of 78/100, the pricing mismatch indicates that it may not appeal to budget-conscious families seeking reasonable rental costs. The property being priced above its fair value could deter potential tenants looking for more competitively priced options. Buy-and-hold Investing in this property as a buy-and-hold strategy may prove challenging, given its significant premium of 18.5% over fair value. The combination of high acquisition costs and an average condition rating of 56/100 suggests that long-term appreciation may not be viable for this investment.
Tenant turnover risk With a tenant stability score of 75/100, there is a potential risk of higher turnover rates, which may disrupt income flow and lead to increased costs for re-letting the property.
