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 56 m², energy rating D. Located on rua Eça de Queirós, 2, Odivelas parish, Odivelas municipality, Lisbon district. Noteworthy Features: The apartment features quality materials in the kitchen and bathroom, and its complete renovation in 2021 ensures modern plumbing and electrical systems throughout.
The valuation. The asking price of €265,000 stands at a significant €87,359 (33.0%) above the fair value of €177,641, indicating the property is overpriced. Buy-to-flip angle. A resale strategy could involve renovations to enhance appeal, but the current price limits potential profit margins. Buy-to-let angle. With an estimated gross yield of 4.2% (~€928/month), the rental income strategy could feature long-term leasing in a mixed neighborhood near Lisbon amenities, though initial returns may be lower than expected due to the inflated asking price.
Fair value modelled at €177,641 from the area baseline, adjusted for condition and location. Asking €265,000 sits €87,359 (33.0%) above — overpriced versus fair value.
Asking €265,000 versus the rua Eça de Queirós, 2 area baseline of €205,744 (€3,674/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 80 · Materials 75 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 65 · Economic 80 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Eça de Queirós, 2
Area baseline €205,744 + condition +€2,975 + location +€12,938 = modelled fair value of €177,641 (€3,172/m²), a €87,359 (33.0%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Eça de Queirós, 2 | Subject | €265,000 | €4,732 | — | 80 | 70 |
| rua Manuel António Gomes, 1 | Active | €274,000 | €4,349 | 8.1% | 80 | 72 |
| Odivelas · ba3eb4 | Active | €320,000 | €5,926 | 25.2% | 85 | 75 |
| Odivelas · 96c1cc | Active | €320,000 | €5,926 | 25.2% | 85 | 75 |
| rua Agostinho da Silva, 2 | Active | €275,000 | €3,873 | 18.2% | 75 | 76 |
| Median comp | €297,500 | €5,138 | 8.6% | 83 | 75 |
Long-term rental The 2-bed apartment in Odivelas is currently overpriced by 33.0% compared to its fair value, leading to a less attractive investment potential for long-term rentals. The gross yield of 4.2% does not sufficiently compensate for the premium price in a market where rental demand may be limited. Family rental While the apartment's proximity to good schools and city amenities could appeal to families, its overpriced valuation decreases the likelihood of securing long-term tenants. The pricing above fair value may hinder reasonable rental returns, making it a less-than-ideal choice for family renters seeking value. Buy-and-hold Investing in this property as a buy-and-hold strategy is challenged by its 33.0% gap above fair value, which diminishes its attractiveness for long-term appreciation. The current gross yield of 4.2% alongside a compromised condition rating suggests limited upside potential, leading to possible capital loss over time.
Tenant turnover risk The tenant stability score of 60/100 indicates a potential volatility in occupancy, which could lead to increased costs associated with finding and retaining tenants.
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