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.
3-bedroom, 2-bathroom apartment of 86 m², built in 1990, energy rating E. Located Olivais parish, Lisbon municipality, Lisbon district. This apartment features advanced soundproofing with double glazed windows, ensuring a quiet living environment despite its proximity to key amenities and transport links.
The valuation. The asking price of €485,000 exceeds the fair value of €376,969 by €108,031 (22.3%). This indicates the property is overpriced compared to the market's true value.
Fair value modelled at €376,969 from the area baseline, adjusted for condition and location. Asking €485,000 sits €108,031 (22.3%) above — overpriced versus fair value.
Asking €485,000 versus the Olivais, Lisbon, Lisbon area baseline of €382,012 (€4,442/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 80 · Materials 75 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Olivais, Lisbon, Lisbon
Area baseline €382,012 + condition +€4,434 + location +€33,867 = modelled fair value of €376,969 (€4,383/m²), a €108,031 (22.3%) gap versus the €485,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Olivais · cfe186 | Subject | €485,000 | €5,640 | — | 80 | 75 |
| Olivais · 937350 | Active | €410,000 | €4,824 | 14.5% | 70 | 79 |
| rua Engenheiro Cunha Leal | Active | €349,000 | €3,753 | 33.5% | 80 | 78 |
| rua Doutor Pereira Jardim, 15 | Active | €330,000 | €3,793 | 32.7% | 74 | 71 |
| avenida João XXI | Active | €675,000 | €8,544 | 51.5% | 80 | 90 |
| Median comp | €379,500 | €4,309 | 23.6% | 77 | 79 |
Long-term rental The 3-bed apartment in Olivais presents a 22.3% gap from its fair value of €376,969, indicating that the current listing price of €485,000 is excessive. With a gross yield of only 2.7%, this investment is likely to yield disappointing returns compared to other opportunities in the market. Family rental Given the property's location within a stable suburban area of Greater Lisbon, it is likely to attract family tenants; however, the 22.3% fair value gap suggests the price is inflated. The combination of a condition rating of 78 and a neighbourhood score of 75 may not justify the high asking price for families looking for value. Buy-and-hold While the Olivais apartment may offer long-term appreciation potential due to urban proximity, the current price is 22.3% above fair value, categorizing it as overpriced. Investors aiming for a buy-and-hold strategy should reconsider given the modest 2.7% yield and the likelihood of better-valued options in the area.
Economic Risk The property may be at risk due to the relatively high economic stability score of 80/100, indicating potential vulnerability to market downturns despite decent stability.
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