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 90 m², built in 1992, energy rating C. Located Olivais parish, Lisbon municipality, Lisbon district. Unobstructed views over Parque do Vale do Silêncio enhance relaxation, while double-glazed windows ensure exceptional thermal and acoustic comfort in every room.
The valuation. The asking price of €550,000 is significantly above the fair value of €394,081, resulting in an overpricing of €155,919, or 28.3%. This valuation suggests that potential buyers may need to approach the property with caution.
Fair value modelled at €394,081 from the area baseline, adjusted for condition and location. Asking €550,000 sits €155,919 (28.3%) above — overpriced versus fair value.
Asking €550,000 versus the Olivais, Lisbon, Lisbon area baseline of €354,420 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 76 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 75 · Amenities 85 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Olivais, Lisbon, Lisbon
Area baseline €354,420 + condition +€4,219 + location +€35,442 = modelled fair value of €394,081 (€4,379/m²), a €155,919 (28.3%) gap versus the €550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Olivais · 65a47d | Subject | €550,000 | €6,111 | — | 76 | 75 |
| avenida de Roma, 97 | Active | €525,000 | €6,176 | 1.1% | 72 | 81 |
| rua Marracuene, 440 | Active | €280,000 | €5,490 | 10.2% | 80 | 78 |
| avenida Marechal Francisco da Costa Gomes, 42 | Active | €420,000 | €5,250 | 14.1% | 74 | 77 |
| rua Martin Luther King | Active | €410,000 | €4,362 | 28.6% | 72 | 77 |
| Median comp | €415,000 | €5,370 | 12.1% | 73 | 78 |
Long-term rental The property is overpriced at €550,000, representing a 28.3% premium over its fair value of €394,081, which undermines its potential for strong long-term cash flow. With a gross yield of 2.7%, the investment may not generate sufficient returns to justify the elevated price point. Buy-and-hold Given its pricing, the current market conditions suggest that the 2-bed apartment is overpriced, with significant room for price correction in a speculative market. The lower fair value of €394,081 compared to the listing price indicates that this property may not appreciate as expected in the long-term, making it a less attractive buy-and-hold strategy. Family rental As a family rental investment, this apartment is overpriced at €550,000, with the gap to fair value highlighting a lack of immediate affordability for potential tenants. The subpar gross yield of 2.7% further suggests that the property's costs outweigh its potential income generation capacity, limiting its viability in a competitive rental market.
Tenant turnover risk There is a potential for increased tenant turnover due to the tenant stability score of 70/100, which indicates a moderate risk of instability in rental income.
