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 92 m², built in 1967. Located on rua Cidade de Nova Lisboa, 219, Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts an enclosed balcony and sweeping views of the Tagus River and Vasco da Gama Bridge, enhancing its appeal as a living space or investment opportunity.
The valuation. The asking price of €450,000 is significantly above the fair value of €385,518, indicating an overvaluation of €64,482 (14.3%). This suggests that prospective buyers should exercise caution. Buy-to-flip angle. Given the property's current condition, a buy-to-flip strategy could involve cosmetic updates to modernize the dated kitchen, improving its appeal for resale at a higher price point. Buy-to-let angle. With an estimated gross yield of 3.1%, the property can serve as a long-term rental investment, generating approximately €1,162/month in rental income, catering to families in the area.
Fair value modelled at €385,518 from the area baseline, adjusted for condition and location. Asking €450,000 sits €64,482 (14.3%) above — overpriced versus fair value.
Asking €450,000 versus the rua Cidade de Nova Lisboa, 219 area baseline of €362,296 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 70 · Materials 74 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 69/100 (Housing Market 72 · Amenities 60 · Economic 75 · Tenant Quality 68). Strong amenities and housing-market momentum support a premium to baseline.
rua Cidade de Nova Lisboa, 219
Area baseline €362,296 + condition -€4,313 + location +€27,534 = modelled fair value of €385,518 (€4,190/m²), a €64,482 (14.3%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de Nova Lisboa, 219 | Subject | €450,000 | €4,891 | — | 70 | 69 |
| Olivais · 4bc2ab | Active | €393,000 | €5,240 | 7.1% | 70 | 82 |
| Olivais · f36112 | Active | €450,000 | €4,891 | 0% | 72 | 80 |
| rua José Duarte Morais N27 | Active | €324,000 | €4,765 | 2.6% | 75 | 75 |
| rua Luís de Camões, 33 | Active | €270,000 | €3,857 | 21.1% | 70 | 76 |
| Median comp | €358,500 | €4,828 | 1.3% | 71 | 78 |
Long-term rental: Given the gross yield of 3.1%, the property is currently overpriced by 14.3% compared to its fair value of €385,518, indicating that potential returns may not justify the asking price. This strategy may not appeal to long-term investors seeking reliable income streams in a competitive rental market. Family rental: The property’s location in a generally safe neighborhood with good schools could attract families, but the 14.3% gap from fair value suggests that the property is overpriced for the potential demand. Families often seek affordability, making this investment less enticing at the current price point. Buy-and-hold: With a fair value of €385,518, the property’s overpriced status at €450,000 raises concerns about long-term appreciation and rental yield sustainability. Investors may find it hard to justify a buy-and-hold strategy when the initial investment does not align with market valuations. Not ideal for short-term vacation rental: The property’s pricing and lower neighborhood ratings are not conducive for short-term vacation rental strategies, as the market dynamics may limit profitability. Consequently, potential income from this avenue would be undermined by high entry costs. Not ideal for luxury market: The apartment's features and location do not support its current pricing within the luxury market segment, reflecting a disconnect between expectations and fair value. Buyers seeking luxury accommodations may find better fits elsewhere, limiting the property’s appeal in this sector. Not ideal for student housing: With a gross yield of only 3.1% and the property priced above fair market value, it may not meet the criteria for student housing investments. The risks associated with an overpriced property could deter investors looking to appeal to this target demographic.
Economic Vulnerability The economic stability score of 75/100 indicates a moderate level of risk, while a tenant stability score of 68/100 suggests potential challenges in maintaining consistent tenant occupancy and rental income.
