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 Olivais parish, Lisbon municipality, Lisbon district. This apartment boasts an enclosed balcony that enhances living space while offering stunning panoramic views of the Tagus River and iconic Lisbon landmarks.
The valuation. The asking price of €450,000 is positioned €43,366 (9.6%) above the fair value of €406,634, indicating that the property is overpriced in the current market. Buy-to-flip angle. A buy-to-flip strategy for this apartment would involve renovations to enhance the appeal and then selling at a higher price. Given the location and quality finishes, a well-executed flip could yield a competitive return on investment. Buy-to-let angle. With an estimated gross yield of 2.7%, the rental income strategy focuses on long-term tenants, generating approximately €1,013 per month. The apartment’s charm and location make it appealing for families seeking stability in a suburban environment.
Fair value modelled at €406,634 from the area baseline, adjusted for condition and location. Asking €450,000 sits €43,366 (9.6%) above — overpriced versus fair value.
Asking €450,000 versus the Olivais, Lisbon, Lisbon area baseline of €362,296 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 78 · Room dimensions 81). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Olivais, Lisbon, Lisbon
Area baseline €362,296 + condition +€862 + location +€43,476 = modelled fair value of €406,634 (€4,420/m²), a €43,366 (9.6%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Olivais · f36112 | Subject | €450,000 | €4,891 | — | 72 | 80 |
| Santa Clara · 4bb811 | Active | €270,000 | €3,068 | 37.3% | 74 | 72 |
| Olivais · 4bc2ab | Active | €393,000 | €5,240 | 7.1% | 70 | 82 |
| rua José Duarte Morais N27 | Active | €324,000 | €4,765 | 2.6% | 75 | 75 |
| rua Cidade de Nova Lisboa, 219 | Active | €450,000 | €4,891 | 0% | 70 | 69 |
| Median comp | €358,500 | €4,828 | 1.3% | 72 | 74 |
Long-term rental The property is overpriced with a 9.6% gap compared to its fair value of €406,634, suggesting limited potential for investment return. While the long-term rental yield of 2.7% is in line with the local market, it may not justify the high listing price. Family rental As a family rental option, this apartment’s price of €450,000 exceeds its fair value, indicating it's not a competitive choice for families seeking affordable housing. The neighborhood's 80/100 rating suggests amenities are acceptable, but the pricing could deter potential tenants. Buy-and-hold Investing in this buy-and-hold strategy is challenging given the property's overpriced status, with a fair value gap of 9.6%. Although the area benefits from economic activity, the 2.7% yield does not provide adequate justification for a long-term commitment at the current price.
Tenant turnover risk The tenant stability score of 70/100 indicates a potential for higher tenant turnover, which could lead to increased vacancy rates and associated costs.
