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.
3-bedroom, 2-bathroom apartment of 106 m², energy rating D. Located on praceta Tomás da Anunciação, 40, Odivelas parish, Odivelas municipality, Lisbon district. This apartment benefits from abundant natural light in all living spaces, complemented by a functional layout designed for family comfort and easy access to nearby green spaces.
The valuation. The asking price of €385,000 is significantly higher than the fair value of €315,973, representing a discrepancy of €69,027, or 17.9%. This property is deemed overpriced in comparison to its market value.
Fair value modelled at €315,973 from the area baseline, adjusted for condition and location. Asking €385,000 sits €69,027 (17.9%) above — overpriced versus fair value.
Asking €385,000 versus the praceta Tomás da Anunciação, 40 area baseline of €362,838 (€3,423/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 (Condition 65 · Materials 60 · Room dimensions 67). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
praceta Tomás da Anunciação, 40
Area baseline €362,838 + condition -€19,544 + location +€29,388 = modelled fair value of €315,973 (€2,981/m²), a €69,027 (17.9%) gap versus the €385,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Tomás da Anunciação, 40 | Subject | €385,000 | €3,632 | — | 65 | 74 |
| rua Agostinho da Silva | Active | €325,000 | €3,283 | 9.6% | 70 | 80 |
| alameda Salgueiro Maia S / N | Active | €397,000 | €3,151 | 13.3% | 70 | 72 |
| rua Gil Eanes | Active | €330,000 | €3,929 | 8.2% | 72 | 75 |
| rua Fernão Mendes Pinto | Active | €298,000 | €2,893 | 20.3% | 65 | 75 |
| Median comp | €327,500 | €3,217 | 11.4% | 70 | 75 |
Long-term rental The 3-bed apartment in Odivelas is overpriced at €385,000 compared to its fair value of €315,973, leading to a 17.9% gap that limits potential upside for long-term rental yields. With a gross yield of just 3.9% and a condition rating of 63/100, the investment lacks compelling financial appeal for sustained rental income. Family rental Although the property is situated in a neighbourhood with decent amenities and tenant quality, its current listing price of €385,000 positions it as overpriced relative to the fair value of €315,973, indicating limited room for rent growth. Families seeking value may find better options elsewhere, as the yield of 3.9% does not compensate for the higher-than-expected purchase price. Buy-and-hold As a buy-and-hold investment, the Odivelas apartment is overpriced at €385,000, which significantly overshoots its fair valuation of €315,973 and results in disappointing yield prospects. With a 3.9% gross yield and moderate condition rating, future appreciation may not justify the initial high purchase price in this suburban context.
Tenant volatility risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could impact rental income stability over time.
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