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 106 m², built in 1968, energy rating D. Located on rua do Olival, Estrela parish, Lisbon municipality, Lisbon district. This apartment features high-speed Ethernet connections in every room, extending to the outdoor space, catering perfectly to remote or hybrid work lifestyles.
The valuation. The asking price of €590,000 is significantly above the fair value of €470,765, representing an excess of €119,235 (20.2%). This property is considered overpriced based on these metrics.
Fair value modelled at €470,765 from the area baseline, adjusted for condition and location. Asking €590,000 sits €119,235 (20.2%) above — overpriced versus fair value.
Asking €590,000 versus the rua do Olival area baseline of €417,428 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 78 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua do Olival
Area baseline €417,428 + condition +€11,594 + location +€41,743 = modelled fair value of €470,765 (€4,441/m²), a €119,235 (20.2%) gap versus the €590,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Olival | Subject | €590,000 | €5,566 | — | 78 | 75 |
| rua Maria Machado, 6 | Active | €345,000 | €3,594 | 35.4% | 78 | 75 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 0900c2 | Active | €309,500 | €4,240 | 23.8% | 80 | 74 |
| rua Fernão Lourenço | Active | €315,000 | €4,038 | 27.4% | 80 | 80 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 08ffb3 | Active | €310,000 | €3,780 | 32.1% | 75 | 74 |
| Median comp | €312,500 | €3,909 | 29.8% | 79 | 75 |
Long-term rental This property is likely not an optimal investment for long-term rental due to its current listing price of €590,000, which exceeds the fair value of €470,765 by 20.2%. With a gross yield of only 3.6%, investors may find it challenging to justify the investment against the risk profile in the current market. Buy-and-hold As a buy-and-hold strategy, this apartment appears to be overpriced at €590,000, with a significant gap from the fair value of €470,765. The current gross yield of 3.6% does not provide a compelling case for long-term appreciation in a slowing market. Family rental While the apartment is situated in a reasonably safe neighborhood with good educational access, its price of €590,000 is not aligned with the fair market value of €470,765, making it overpriced. Families seeking rental options may be deterred by the less attractive yield of 3.6%, which diminishes the property's desirability for long-term rental income. Not ideal for Short-term vacation rental, Student housing, Luxury market
Tenant turnover risk With a tenant stability score of 70/100, there is a significant risk of increased vacancies and associated costs if tenants frequently choose to leave the property.
