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 72 m², built in 2003, energy rating B. Located on avenida Cidade de Luanda, Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment features a large 25 m² social area designed for entertaining, complemented by a fully equipped kitchen showcasing contemporary elegance and practicality.
The valuation. The asking price of €349,000 is significantly above the fair value of €310,701, resulting in a premium of €38,299 (11.0%). Given this assessment, the property is considered overpriced. Buy-to-flip angle. The buy-to-flip strategy would focus on enhancing the property’s appeal through minor renovations, leveraging its high-quality materials to attract buyers willing to pay above the asking price, aiming for a swift resale. Buy-to-let angle. A rental income approach could yield an estimated gross yield of 3.7%, approximating €1,076 per month, making it a solid option for long-term rental in this suburban area with a stable housing market.
Fair value modelled at €310,701 from the area baseline, adjusted for condition and location. Asking €349,000 sits €38,299 (11.0%) above — overpriced versus fair value.
Asking €349,000 versus the avenida Cidade de Luanda area baseline of €319,824 (€4,442/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 68/100 (Housing Market 70 · Amenities 65 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
avenida Cidade de Luanda
Area baseline €319,824 + condition +€6,750 + location +€20,415 = modelled fair value of €310,701 (€4,315/m²), a €38,299 (11.0%) gap versus the €349,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Cidade de Luanda | Subject | €349,000 | €4,847 | — | 80 | 68 |
| Sacavém e Prior Velho · d7a3f0 | Active | €283,000 | €3,931 | 18.9% | 74 | 70 |
| rua Sport Grupo Sacavenense S / N | Active | €495,000 | €5,964 | 23.0% | 80 | 78 |
| Olivais · 96c23f | Active | €375,000 | €5,769 | 19.0% | 88 | 80 |
| Sacavém e Prior Velho · 99f210 | Active | €495,000 | €5,964 | 23.0% | 72 | 73 |
| Median comp | €435,000 | €5,867 | 21.0% | 77 | 76 |
Long-term rental Given the property’s gross yield of 3.7%, which is below market expectations, the investment is unlikely to provide adequate returns in the long term. Additionally, with a fair value estimate of €310,701 and a listing price of €349,000, this property is overpriced at an 11% gap. Buy-and-hold Despite the stable suburban location near Lisbon, the property’s high listing price relative to its fair value indicates it may not appreciate sufficiently over time to justify the investment. The 3.7% gross yield further suggests limited potential for generating cash flow, making it a less appealing buy-and-hold opportunity. Family rental While the property possesses a reasonable condition score of 81/100, its 3.7% yield and substantial gap from fair value signal that it may not be the best family rental investment. Families often seek affordability alongside quality, and at an asking price of €349,000, this property is overpriced, limiting its attractiveness to potential tenants.
Tenant turnover risk With a tenant stability score of 65/100, there is a heightened risk of tenant turnover, potentially leading to increased vacancies and costs associated with finding new tenants.
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