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 57 m², energy rating D. Located on rua de Manhiça, Olivais parish, Lisbon municipality, Lisbon district. Property Features: This apartment boasts a prime location with access to public transportation, enhancing its appeal for commuters and urban lifestyle enthusiasts alike.
The valuation. The asking price of €289,000 is considerably higher than the fair value of €232,862, resulting in an overpricing of €56,138 (19.4%). This property should not be categorized as a deal. Buy-to-flip angle. The resale strategy focuses on improving the apartment’s aesthetics to appeal to buyers, enhancing its marketability for a swift turnover. This approach capitalizes on the growing urban neighborhood, targeting buyers seeking proximity to central Lisbon. Buy-to-let angle. The rental income strategy aims for a gross yield of 4.2%, with an estimated monthly rent of €1,012. This reliable income stream supports a buy-and-hold investment approach, taking advantage of the mixed neighborhood's family rental potential.
Fair value modelled at €232,862 from the area baseline, adjusted for condition and location. Asking €289,000 sits €56,138 (19.4%) above — overpriced versus fair value.
Asking €289,000 versus the rua de Manhiça area baseline of €224,466 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 56/100 (Condition 60 · Materials 55 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 75 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua de Manhiça
Area baseline €224,466 + condition -€16,744 + location +€25,140 = modelled fair value of €232,862 (€4,085/m²), a €56,138 (19.4%) gap versus the €289,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Manhiça | Subject | €289,000 | €5,070 | — | 60 | 78 |
| Olivais · 6d5557 | Active | €290,000 | €5,000 | 1.4% | 60 | 78 |
| rua Arminda Gomes de Carvalho | Active | €240,000 | €6,316 | 24.6% | 60 | 77 |
| Alvalade · 937146 | Active | €120,000 | €2,000 | 60.6% | 62 | 81 |
| Moscavide e Portela · 65a83e | Active | €370,000 | €4,205 | 17.1% | 65 | 77 |
| Median comp | €265,000 | €4,603 | 9.2% | 61 | 78 |
Long-term rental The 2-bed apartment in Olivais is priced at €289,000, which is 19.4% higher than its fair value of €232,862, indicating it is overpriced. Additionally, with a gross yield of 4.2% and a neighborhood rating of 78/100, it may not generate substantial returns for long-term rental investors. Family rental Considering that the property is currently overpriced at €289,000 compared to the fair value of €232,862, potential family renters might find better value elsewhere. While the neighborhood boasts an adequate rating of 78/100, the 4.2% yield does not compensate for the inflated price. Buy-and-hold At a listing price of €289,000, the property is overpriced relative to the fair value of €232,862, suggesting limited upside for a buy-and-hold strategy. The condition rating of 56/100 further exacerbates the situation, likely leading to higher expenses that detract from long-term investment returns.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate potential for turnover, which could disrupt cash flow and increase vacancy risk.
