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 63 m², built in 1951, energy rating E. Located on rua Cândido de Oliveira, 23, Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts double-glazed windows for enhanced thermal insulation and noise reduction, and the open-concept living area is perfect for modern entertaining. Location Highlights: Just minutes from Olivais Metro station, it offers exceptional urban living convenience.
The valuation. The asking price of €325,000 sits significantly above the fair value of €277,349, representing an excess of €47,651 or 14.7%. This property is considered overpriced.
Fair value modelled at €277,349 from the area baseline, adjusted for condition and location. Asking €325,000 sits €47,651 (14.7%) above — overpriced versus fair value.
Asking €325,000 versus the rua Cândido de Oliveira, 23 area baseline of €275,940 (€4,380/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 77/100 (Housing Market 85 · Amenities 70 · Economic 75 · Tenant Quality 78). Strong amenities and housing-market momentum support a premium to baseline.
rua Cândido de Oliveira, 23
Area baseline €275,940 + condition +€2,461 + location +€26,794 = modelled fair value of €277,349 (€4,402/m²), a €47,651 (14.7%) gap versus the €325,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cândido de Oliveira, 23 | Subject | €325,000 | €5,159 | — | 75 | 77 |
| rua Cidade de Carmona | Active | €360,000 | €5,000 | 3.1% | 75 | 73 |
| rua Manhiça, 464 | Active | €389,000 | €4,924 | 4.5% | 75 | 81 |
| rua Almirante Reis | Active | €279,000 | €3,135 | 39.2% | 73 | 75 |
| Moscavide e Portela · de0ac5 | Active | €255,000 | €2,452 | 52.5% | 70 | 80 |
| Median comp | €319,500 | €4,030 | 21.9% | 74 | 78 |
Long-term rental The property is overpriced at €325,000 compared to the fair value of €277,349, indicating a 14.7% premium that undermines its attractiveness for long-term rental strategies. With a gross yield of 3.9%, the investment return does not sufficiently compensate for the higher upfront cost. Buy-and-hold At a listing price of €325,000, this property is overpriced relative to its fair value of €277,349, presenting a 14.7% gap that calls into question long-term appreciation potential. With a current condition rating of 78/100, the property may require significant investment to maintain its value over time. Family rental The family rental strategy may be adversely affected by the property being overpriced at €325,000, especially since the fair value is only €277,349, resulting in a significant 14.7% discrepancy. Although the neighbourhood is rated highly at 77/100, the elevated entry price could deter potential family tenants seeking more value for their rental budget.
Tenant turnover risk The combination of a tenant stability score of 78/100 suggests potential for higher tenant turnover, which could lead to increased vacancy rates and associated costs.
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