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 73 m², energy rating C. Located on rua do Olival, 200, Estrela parish, Lisbon municipality, Lisbon district. This property features a small private terrace that enhances outdoor living, complementing its contemporary interiors and ideal ground-floor location in the historic Estrela neighborhood.
The valuation. The asking price of €390,000 is significantly above the fair value of €329,385, resulting in an overpriced evaluation of €60,615 (15.5%). Buy-to-flip angle. A resale strategy for this property would target a renovation to enhance appeal slightly, aiming for a sale price that capitalizes on Lisbon's rising market trends. Buy-to-let angle. Leveraging a gross yield of 4.6%, this apartment can generate approximately €1,495 per month, creating a steady income stream for long-term investors.'
Fair value modelled at €329,385 from the area baseline, adjusted for condition and location. Asking €390,000 sits €60,615 (15.5%) above — overpriced versus fair value.
Asking €390,000 versus the rua do Olival, 200 area baseline of €429,021 (€5,877/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 80/100 (Housing Market 80 · Amenities 85 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua do Olival, 200
Area baseline €429,021 + condition +€7,414 + location +€34,497 = modelled fair value of €329,385 (€4,512/m²), a €60,615 (15.5%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Olival, 200 | Subject | €390,000 | €5,342 | — | 78 | 80 |
| rua Bernardim Ribeiro | Active | €710,000 | €7,100 | 32.9% | 80 | 84 |
| rua Fernão Lourenço | Active | €315,000 | €4,038 | 24.4% | 80 | 80 |
| travessa da Madressilva | Active | €279,000 | €6,200 | 16.1% | 80 | 77 |
| rua Padre Ângelo Firmino da Silva | Active | €229,000 | €4,089 | 23.5% | 80 | 78 |
| Median comp | €297,000 | €5,145 | 3.7% | 80 | 79 |
Long-term rental The apartment's listing price of €390,000 reflects a 15.5% premium over its fair value of €329,385, suggesting it is overpriced in the current market. With a gross yield of 4.6%, potential returns may not be attractive enough to justify this investment, particularly given the evolving neighborhood dynamics. Buy-and-hold Investing in this property at a price that exceeds fair value by 15.5% poses a significant risk, as the market may not support such a premium for growth in appreciation. While the location's proximity to Lisbon Center is appealing, the overpriced listing essentially limits potential long-term capital appreciation. Short-term vacation rental The apartment's fair value gap indicates a significant overpricing at €390,000, making it less viable for a short-term rental strategy aimed at maximizing cash flow. Given that gross yields hover around 4.6%, the investment proposition does not align well with a market increasingly favoring value-driven short-term stays. Not ideal for: This property is not suitable for student housing or luxury market ventures, as its pricing and neighborhood offerings do not align with high-demand tenant profiles typical in these segments. Furthermore, agriculture ventures are irrelevant due to urban residential characteristics, thus not conducive to this property’s potential.
Tenant turnover risk High tenant turnover could result from the tenant stability score of 75/100, which may lead to increased vacancy rates and additional costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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