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, 2-bathroom apartment of 83 m², built in 2022, energy rating A. Located on rua Florbela Espanca, Pontinha e Famões parish, Odivelas municipality, Lisbon district. This apartment features a rooftop pool and leisure area with barbecue facilities, enhancing outdoor living and social gatherings in a modern setting.
The valuation. The asking price of €550,000 is significantly above the fair value of €274,670, representing a 50.1% premium. This property is considered overpriced based on current market conditions and available comparables.
Fair value modelled at €274,670 from the area baseline, adjusted for condition and location. Asking €550,000 sits €275,330 (50.1%) above — overpriced versus fair value.
Asking €550,000 versus the rua Florbela Espanca area baseline of €304,693 (€3,671/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 78 · Materials 86 · Room dimensions 81). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Florbela Espanca
Area baseline €304,693 + condition +€9,078 + location +€25,888 = modelled fair value of €274,670 (€3,309/m²), a €275,330 (50.1%) gap versus the €550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Florbela Espanca | Subject | €550,000 | €6,627 | — | 78 | 77 |
| rua Pulido Valente, 29 | Active | €550,000 | €4,701 | 29.1% | 75 | 73 |
| praceta Carolina Beatriz Ângelo, 1 | Active | €525,000 | €4,038 | 39.1% | 82 | 75 |
| avenida Lucas Pires, 87 | Active | €520,000 | €4,000 | 39.6% | 80 | 80 |
| avenida das Nações Unidas | Active | €950,000 | €4,897 | 26.1% | 74 | 80 |
| Median comp | €537,500 | €4,370 | 34.1% | 78 | 78 |
Family rental The 2-bed apartment in Pontinha e Famões is priced at €550,000, which is significantly above the fair value of €274,670, indicating it is overpriced by 50.1%. With a gross yield of only 2.2% and a moderate neighborhood score of 77/100, this property may not attract families seeking value for money. Long-term rental With a fair value discrepancy of 50.1%, the €550,000 listing price suggests the apartment is overpriced for long-term rental investments. The current yield of 2.2% does not support a strategic investment, especially considering the area's mixed tenant quality. Buy-and-hold This property presents an overpriced scenario at €550,000, while the estimated fair value stands at only €274,670, showing a significant gap. Buyers looking for a buy-and-hold strategy should be cautious due to the inadequate gross yield of 2.2% and potential market volatility in the neighborhood.
Tenant turnover risk High tenant turnover can occur due to a tenant stability score of 75/100, indicating potential challenges in maintaining consistent rental income and occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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