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.
1-bedroom, 1-bathroom apartment of 73 m², built in 2022, energy rating A+. Located on avenida de Berlim, 23, Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Feature: The magnificent 17 m² balcony offers direct access from both the living room and bedroom, enhancing outdoor leisure opportunities and indoor-outdoor connectivity.
The valuation. The asking price of €480,000 sits significantly above fair value, which is assessed at €323,047, creating a disparity of €156,953 (32.7%). This property is considered overpriced. Buy-to-flip angle. A buy-to-flip strategy would focus on renovating the already high-quality elements to enhance appeal and list the apartment in a competitive market, ideally selling above the purchase price. Buy-to-let angle. The estimated rental income of €1,160 per month provides a gross yield of 2.9%, making it suitable for long-term rental strategies while leveraging the suburban location's access to economic and educational opportunities.
Fair value modelled at €323,047 from the area baseline, adjusted for condition and location. Asking €480,000 sits €156,953 (32.7%) above — overpriced versus fair value.
Asking €480,000 versus the avenida de Berlim, 23 area baseline of €319,740 (€4,380/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 80 · Materials 90 · Room dimensions 85). 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 65). Strong amenities and housing-market momentum support a premium to baseline.
avenida de Berlim, 23
Area baseline €319,740 + condition +€9,125 + location +€26,448 = modelled fair value of €323,047 (€4,425/m²), a €156,953 (32.7%) gap versus the €480,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida de Berlim, 23 | Subject | €480,000 | €6,575 | — | 80 | 73 |
| rua Madalena Iglésias | Active | €950,000 | €5,398 | 17.9% | 80 | 78 |
| parque das Nações | Active | €560,000 | €5,490 | 16.5% | 75 | 81 |
| rua Sport Grupo Sacavenense S / N | Active | €495,000 | €5,964 | 9.3% | 80 | 78 |
| avenida Cidade de Luanda | Active | €349,000 | €4,847 | 26.3% | 80 | 68 |
| Median comp | €527,500 | €5,444 | 17.2% | 80 | 78 |
Long-term rental\nThe property's gross yield of 2.9% indicates a low return on investment when compared to the fair value gap of 32.7%, suggesting it is overpriced. Additionally, the property’s condition and neighbourhood ratings, while respectable, do not sufficiently justify the premium pricing relative to market expectations.\n\nFamily rental\nAlthough the location provides access to educational opportunities and overall good living conditions, the significant gap from fair value points to the property being overpriced. Moreover, the modest gross yield indicates that potential cash flow from family rentals may not meet investor expectations in this price range.\n\nBuy-and-hold\nThe long-term appreciation potential appears limited given that the property is listed at €480,000, which is 32.7% above the fair value. This pricing scenario suggests that the buy-and-hold strategy may yield lower-than-anticipated returns for investors looking for value in the current market.
Tenant turnover risk The tenant stability score of 65/100 indicates a moderate risk of vacancy and turnover, potentially impacting rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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