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 95 m², built in 1987, energy rating D. Located on rua Cidade de Nova Lisboa, 221, Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment offers immediate access to the serene Vale do Silêncio park, perfect for outdoor activities while being in a vibrant urban area close to essential services.
The valuation. The asking price of €430,000 is €17,749 (4.1%) above the fair value of €412,251, indicating that the property is overpriced based on current market conditions.
Fair value modelled at €412,251 from the area baseline, adjusted for condition and location. Asking €430,000 sits €17,749 (4.1%) above — overpriced versus fair value.
Asking €430,000 versus the rua Cidade de Nova Lisboa, 221 area baseline of €416,100 (€4,380/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Cidade de Nova Lisboa, 221
Area baseline €416,100 + condition +€2,227 + location +€35,915 = modelled fair value of €412,251 (€4,339/m²), a €17,749 (4.1%) gap versus the €430,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de Nova Lisboa, 221 | Subject | €430,000 | €4,526 | — | 75 | 74 |
| Sacavém e Prior Velho · 65a857 | Active | €245,000 | €5,698 | 25.9% | 75 | 77 |
| rua Bento de Jesus Caraça | Active | €325,000 | €5,702 | 26.0% | 74 | 76 |
| Olivais · 96c72e | Active | €269,000 | €4,804 | 6.1% | 72 | 79 |
| Moscavide e Portela · 4b8f23 | Active | €350,000 | €5,556 | 22.7% | 73 | 75 |
| Median comp | €297,000 | €5,627 | 24.3% | 74 | 77 |
Long-term rental The property is currently overpriced at €430,000 compared to a fair value of €412,251, indicating a gap of 4.1%. With a gross yield of only 3.3%, it may not attract long-term renters seeking competitive pricing in the market. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable given its overpriced status, with a lack of appreciation potential shown by the minimal gap from fair value. The moderate condition rating of 77/100 combined with the neighbourhood quality of 74/100 suggests limited appreciation prospects over time. Family rental Although the property is in a suburban area of Lisbon, its current price point makes it overpriced, which could deter families from choosing it as a rental option. The gross yield of 3.3% fails to offer compelling value for a family-oriented investment in this neighborhood.
Tenant turnover risk With a tenant stability score of 65/100, there is a heightened risk of tenant turnover, which may lead to increased vacancy rates and fluctuating rental income.
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