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 79 m², built in 1977, energy rating E. Located on rua Manhiça, 464, Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts excellent solar exposure ensuring abundant natural light throughout the day and offers panoramic unobstructed views from the living space.
The valuation. The asking price of €389,000 is €37,470 (9.6%) above the fair value of €351,530, indicating that the property is overpriced. This discrepancy suggests potential for a more favorable purchase in the current market.
Fair value modelled at €351,530 from the area baseline, adjusted for condition and location. Asking €389,000 sits €37,470 (9.6%) above — overpriced versus fair value.
Asking €389,000 versus the rua Manhiça, 464 area baseline of €311,102 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 85 · Amenities 85 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Manhiça, 464
Area baseline €311,102 + condition +€1,852 + location +€38,577 = modelled fair value of €351,530 (€4,450/m²), a €37,470 (9.6%) gap versus the €389,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Manhiça, 464 | Subject | €389,000 | €4,924 | — | 75 | 81 |
| Olivais · 4bc2ab | Active | €393,000 | €5,240 | 6.4% | 70 | 82 |
| rua Cidade de Nova Lisboa, 219 | Active | €450,000 | €4,891 | 0.7% | 70 | 69 |
| Moscavide e Portela · 0dccf4 | Active | €280,000 | €5,091 | 3.4% | 78 | 80 |
| Olivais · 4b49cf | Active | €389,000 | €5,118 | 3.9% | — | 76 |
| Median comp | €391,000 | €5,105 | 3.7% | 70 | 78 |
Long-term rental While the property in Olivais offers a reasonable gross yield of 3.6%, it is important to note that it is overpriced, with a gap to fair value of 9.6%. The decent condition rating of 77/100 may attract tenants, but the premium price diminishes the overall investment appeal. Family rental This apartment in Olivais could serve families looking for a suburban lifestyle close to the city center, yet the current listing price does not reflect its fair market value. Given its strong neighborhood rating of 81/100, it could provide satisfactory living conditions for families, but the property remains overpriced. Buy-and-hold As a buy-and-hold investment, the property might yield steady cash flow, but with a valuation that exceeds fair value, the potential for appreciation is limited. The suburb's accessibility to Lisbon and its safety make it a reasonable option, but the price deters optimal long-term benefits.
Tenant turnover risk A tenant stability score of 75/100 indicates potential fluctuations in tenant occupancy, which may lead to increased leasing and vacancy costs over time.
