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 72 m², built in 1978, energy rating D. Located on rua Cidade de Carmona, Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: This renovated T2 apartment features double-glazed windows, providing enhanced thermal and acoustic insulation, making it ideal for urban living in a busy neighborhood.
The valuation. The asking price of €360,000 exceeds the fair value of €306,809 by €53,191 (14.8%), indicating that the property is overpriced. This suggests that potential investors should carefully consider the purchase price versus market value.
Fair value modelled at €306,809 from the area baseline, adjusted for condition and location. Asking €360,000 sits €53,191 (14.8%) above — overpriced versus fair value.
Asking €360,000 versus the rua Cidade de Carmona area baseline of €319,824 (€4,442/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 75 · Materials 70 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Cidade de Carmona
Area baseline €319,824 + condition -€2,813 + location +€26,085 = modelled fair value of €306,809 (€4,261/m²), a €53,191 (14.8%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de Carmona | Subject | €360,000 | €5,000 | — | 75 | 73 |
| rua Alferes Barrilaro Ruas | Active | €275,000 | €4,167 | 16.7% | 62 | 78 |
| rua Major Figueiredo Rodrigues | Active | €295,000 | €5,086 | 1.7% | 70 | 77 |
| rua Doutor José Saraiva, 64 | Active | €307,000 | €4,039 | 19.2% | 66 | 76 |
| rua Almirante Reis | Active | €279,000 | €3,135 | 37.3% | 73 | 75 |
| Median comp | €287,000 | €4,103 | 17.9% | 68 | 77 |
Long-term rental The 2-bed apartment in Olivais, Lisbon, is currently overpriced at €360,000, which exceeds the fair value of €306,809 by 14.8%. This limits its potential for long-term rental profitability, with a gross yield of only 3.5% that does not compensate for the cost premium. Family rental Given the suburban setting and decent condition with a score of 73/100, the apartment could attract families; however, its inflated price of €360,000 creates a barrier to affordability. Consequently, even though the neighborhood boasts lower crime levels, the 14.8% pricing gap detracts from its appeal for family rentals. Buy-and-hold While the proximity to Lisbon offers potential value appreciation over time, the current valuation at €360,000 is above its fair market value of €306,809, making it less desirable for a buy-and-hold strategy. Investors may find limited returns, especially considering the 3.5% gross yield, which does not justify the elevated purchase price.
Tenant turnover risk With a tenant stability score of 65/100, there is a significant risk of increased tenant turnover, potentially leading to higher vacancy rates and increased costs related to finding and retaining tenants.
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