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.
1-bedroom, 1-bathroom apartment of 46 m², energy rating F. Located on rua da Paiã, 2, Pontinha e Famões parish, Odivelas municipality, Lisbon district. Noteworthy Features: The apartment boasts newly installed double-glazed windows with electric shutters for enhanced thermal insulation and a spacious balcony that invites natural light into the living space.
The valuation. The asking price of €259,700 exceeds the fair value of €150,317 by €109,383 or 42.1%, indicating the property is overpriced and not a viable investment opportunity at this price point.
Fair value modelled at €150,317 from the area baseline, adjusted for condition and location. Asking €259,700 sits €109,383 (42.1%) above — overpriced versus fair value.
Asking €259,700 versus the rua da Paiã, 2 area baseline of €168,866 (€3,671/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 65 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua da Paiã, 2
Area baseline €168,866 + condition +€5,247 + location +€12,222 = modelled fair value of €150,317 (€3,268/m²), a €109,383 (42.1%) gap versus the €259,700 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Paiã, 2 | Subject | €259,700 | €5,646 | — | 80 | 73 |
| rua da Memória | Active | €300,000 | €4,918 | 12.9% | 80 | 74 |
| rua Luís de Camões | Active | €299,000 | €6,953 | 23.2% | 73 | 73 |
| rua João das Regras, 9 | Active | €269,700 | €4,994 | 11.5% | 76 | 71 |
| rua João Ortigão Ramos | Active | €465,000 | €5,284 | 6.4% | 92 | 78 |
| Median comp | €299,500 | €5,139 | 9.0% | 78 | 74 |
Long-term rental The 1-bed apartment in Pontinha e Famões is priced at €259,700, which is significantly above its fair value of €150,317, suggesting it is overpriced. With a gross yield of only 2.6%, the investment potential for long-term rental appears limited given the high entry cost. Family rental This property, while located in the Greater Lisbon area and benefiting from decent amenities and job access, is listed at a substantial 42.1% over the fair value of €150,317, marking it as overpriced. Thus, the entry price presents a challenge for attracting families who typically seek affordable housing options. Buy-and-hold The buy-and-hold strategy is not advisable for this 1-bed apartment, as its listing price of €259,700 greatly exceeds the fair value of €150,317, indicating it is overpriced. Investors should consider the low gross yield of 2.6%, which may compromise long-term returns in a market where prices are inflated. Not ideal for luxury market Given its pricing and property condition, this apartment's listing does not align with the luxury market's expectations, reinforcing that it is overpriced at €259,700. Luxury buyers are unlikely to be interested in a property that falls short of premium market standards despite its decent neighborhood score. Not ideal for short-term vacation rental The apartment's market position at €259,700 exceeds the fair value of €150,317 and thus is priced too high for short-term vacation rentals. Accordingly, potential investors should reconsider the investment, as the inflated price does not reflect the expected short-term rental income potential.
Tenant turnover risk With a tenant stability score of 70/100, there is a significant risk of higher tenant turnover, potentially leading to increased vacancy rates and associated costs.
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