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.
4-bedroom, 3-bathroom house of 188 m², built in 1987, energy rating E. Located on rua 22, Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: This property includes a versatile basement with a fireplace, ideal for both relaxation and entertainment, enhancing its overall living experience.
The valuation. The asking price of €850,000 exceeds the fair value of €803,629 by €46,371 (5.5%), indicating that the property is overpriced. This discrepancy suggests potential challenges in securing a favorable return on investment.
Fair value modelled at €803,629 from the area baseline, adjusted for condition and location. Asking €850,000 sits €46,371 (5.5%) above — overpriced versus fair value.
Asking €850,000 versus the rua 22 area baseline of €823,440 (€4,380/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 70 · Materials 65 · Room dimensions 64). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 80/100 (Housing Market 80 · Amenities 85 · Economic 75 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua 22
Area baseline €823,440 + condition -€25,556 + location +€88,841 = modelled fair value of €803,629 (€4,275/m²), a €46,371 (5.5%) gap versus the €850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 22 | Subject | €850,000 | €4,521 | — | 70 | 80 |
| Olivais · 93757d | Active | €950,000 | €5,621 | 24.3% | 65 | 74 |
| rua Campo das Amoreiras, 68 | Active | €540,000 | €2,400 | 46.9% | 75 | 72 |
| Alvalade · 001b89 | Active | €1,450,000 | €7,360 | 62.8% | 70 | 75 |
| Olivais · 1e62df | Active | €790,000 | €6,583 | 45.6% | — | 78 |
| Median comp | €870,000 | €6,102 | 35.0% | 70 | 75 |
Long-term rental The property is overpriced at €850,000 while the fair value is €803,629, indicating a 5.5% gap. With a gross yield of 3.9%, it may struggle to generate satisfactory returns for long-term investors in the typical suburban market of Olivais. Family rental Given its family-friendly amenities and a strong neighbourhood rating of 80/100, this property could attract families despite its overpriced status. However, the 3.9% yield and a condition score of 66/100 may deter many potential tenants looking for a well-maintained home. Buy-and-hold As a buy-and-hold investment, this property presents challenges due to its overpriced valuation of €850,000 compared to a fair value of €803,629. This gap, combined with a modest yield and condition rating, suggests investors may not achieve the appreciation they hope for over time. Not ideal for short-term vacation rental, luxury market, student housing Short-term vacation rentals are less attractive in this suburban setting given the overpriced nature and moderate yield. Similarly, entering the luxury market or catering to student housing would likely yield uninspiring financial performance due to the property's pricing and condition.
Economic downturn impact The economic stability score of 75/100 suggests potential vulnerabilities in the local economy which could affect property values and rental income during downturns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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