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 51 m², built in 1975, energy rating C. Located on rua Marracuene, 440, Olivais parish, Lisbon municipality, Lisbon district. This ground floor unit offers convenient direct access to a common outdoor space, enhancing the living experience in a vibrant neighborhood with strong rental potential.
The valuation. The asking price of €280,000 is €51,648 (18.4%) above the fair value of €228,352, indicating an overpriced property. This discrepancy suggests that potential investors may need to negotiate significantly to approach a justifiable purchase price.
Fair value modelled at €228,352 from the area baseline, adjusted for condition and location. Asking €280,000 sits €51,648 (18.4%) above — overpriced versus fair value.
Asking €280,000 versus the rua Marracuene, 440 area baseline of €200,838 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 80 · Materials 83 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 85 · Amenities 80 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Marracuene, 440
Area baseline €200,838 + condition +€5,020 + location +€22,494 = modelled fair value of €228,352 (€4,477/m²), a €51,648 (18.4%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Marracuene, 440 | Subject | €280,000 | €5,490 | — | 80 | 78 |
| Olivais · 65a47d | Active | €550,000 | €6,111 | 11.3% | 76 | 75 |
| calçada da Picheleira | Active | €370,000 | €5,781 | 5.3% | 82 | 78 |
| Moscavide e Portela · 6fb9ed | Active | €310,000 | €5,536 | 0.8% | 75 | 78 |
| avenida dos Estados Unidos da América, 49 | Active | €579,000 | €7,329 | 33.5% | 86 | 84 |
| Median comp | €460,000 | €5,946 | 8.3% | 79 | 78 |
Long-term rental The property, priced at €280,000, is 18.4% above its fair value of €228,352, indicating it is overpriced for long-term rental potential. With a gross yield of 4.2% and a neighborhood rating of 78/100, rental returns may not be compelling given the elevated entry price. Buy-and-hold At a listing price of €280,000, the property does not present an attractive buy-and-hold opportunity due to its 18.4% premium over fair value. Despite favorable market potential in Lisbon, the overpriced status may hinder future appreciation and investment returns. Family rental The current pricing of €280,000 and a gap of 18.4% from fair value makes this property less appealing for a family rental strategy. While the neighborhood score of 78/100 is decent, the high entry cost could limit accessibility and tenant demand in the family rental segment.
Economic downtrend risk With an economic stability score of 80/100, there is a potential risk if economic conditions deteriorate, impacting tenant demand and rental income due to the 70/100 tenant stability score.
