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, 2-bathroom apartment of 120 m², energy rating C. Located on rua Laura Alves, 11, Odivelas parish, Odivelas municipality, Lisbon district. Noteworthy Features: This apartment boasts a closed garage for two vehicles and direct views of the Integrated Park of Ribeirada garden, enhancing both convenience and aesthetics.
The valuation. The asking price of €400,000 is €14,210 (3.6%) above the fair value of €385,790. This suggests that the property is overpriced and may require negotiation or repositioning in the market.
Fair value modelled at €385,790 from the area baseline, adjusted for condition and location. Asking €400,000 sits €14,210 (3.6%) above — overpriced versus fair value.
Asking €400,000 versus the rua Laura Alves, 11 area baseline of €346,560 (€2,888/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 78 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Laura Alves, 11
Area baseline €346,560 + condition +€3,188 + location +€36,042 = modelled fair value of €385,790 (€3,215/m²), a €14,210 (3.6%) gap versus the €400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Laura Alves, 11 | Subject | €400,000 | €3,333 | — | 74 | 76 |
| rua Diogo Guilherme da Silva Alves Furtado, 10 | Active | €470,000 | €4,352 | 30.6% | 75 | 75 |
| urbanização Quinta do Conventinho | Active | €420,000 | €3,182 | 4.5% | 70 | 81 |
| rua Norton de Matos | Active | €380,000 | €3,958 | 18.8% | 74 | 69 |
| rua Fernando Namora, 8 | Active | €475,000 | €3,598 | 8.0% | 75 | 73 |
| Median comp | €445,000 | €3,778 | 13.3% | 75 | 74 |
Long-term rental With a gross yield of 3.7%, the 2-bed apartment in Odivelas offers only a modest return for long-term rental investors, especially since it is currently priced at €400,000, which is 3.6% above the fair value of €385,790. Given the competitive environment and the pricing issue, this investment may not generate the expected cash flow for landlords. Family rental Although the neighborhood rates well for family-oriented amenities with a score of 76/100, the property’s price position as overpriced at €400,000 could deter potential tenants looking for affordable family living options. In a housing market that could be more favorable at fair value, investing in this apartment may mean facing challenges in achieving high occupancy rates. Buy-and-hold The property’s strong condition score of 77/100 in an affluent area near Lisbon adds potential appeal, but being listed at €400,000 puts it above the fair value threshold, suggesting long-term capital appreciation may be stunted. Investors aiming for a buy-and-hold strategy should reconsider the entry price to maximize future gains in this competitive real estate landscape.
Economic dependency risk The economic stability score of 75/100 indicates a moderate reliance on local economic conditions, which could lead to volatility in property value or rental income during economic downturns. Tenant turnover risk Coupled with a tenant stability score of 75/100, there is a potential risk of higher tenant turnover, which could result in increased vacancy rates and associated costs.
