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, 1-bathroom house of 94 m², built in 1950, energy rating D. Located on rua da Portela, 28, Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: This property includes a yard with fruit trees, enhancing outdoor living possibilities in a quiet, family-friendly area of Olivais, Lisbon.
The valuation. The asking price of €675,000 is significantly above the fair value of €404,522, indicating an overvaluation of €270,478 (40.1%). This price point suggests a misalignment with market expectations.
Fair value modelled at €404,522 from the area baseline, adjusted for condition and location. Asking €675,000 sits €270,478 (40.1%) above — overpriced versus fair value.
Asking €675,000 versus the rua da Portela, 28 area baseline of €417,548 (€4,442/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 71 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua da Portela, 28
Area baseline €417,548 + condition +€294 + location +€34,056 = modelled fair value of €404,522 (€4,303/m²), a €270,478 (40.1%) gap versus the €675,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Portela, 28 | Subject | €675,000 | €7,181 | — | 71 | 73 |
| rua Jorge Colaço | Active | €530,000 | €7,162 | 0.3% | 75 | 81 |
| Olivais · 4b9cc4 | Active | €690,000 | €6,053 | 15.7% | 70 | 76 |
| Olivais · 0dced6 | Active | €1,800,000 | €6,923 | 3.6% | 77 | 76 |
| Olivais · 1e62df | Active | €790,000 | €6,583 | 8.3% | — | 78 |
| Median comp | €740,000 | €6,753 | 6.0% | 75 | 77 |
Long-term rental The property's pricing indicates a significant gap from its fair value, which could lead to suboptimal returns for a long-term rental strategy. With a gross yield of only 3.2%, the financial metrics suggest that this investment may not meet the performance expectations required for sustainable rental income. Value-add renovation Given the current valuation of €675,000, the potential for value-add renovations is limited, as it may not justify the renovation costs against an already overpriced asset. Investing in renovations may fail to close the existing gap to fair value, making this strategy less appealing. Family rental While the suburban setting and amenities may attract families, the significant overpricing at €675,000 compromises the potential for a successful family rental strategy. With the neighbourhood rating of 73/100, the pricing does not align with the value perceived by potential tenants.
Tenant turnover risk A tenant stability score of 70/100 suggests potential challenges in retaining tenants, which could lead to increased vacancy rates and associated costs.
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