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 80 m², built in 1957, energy rating D. Located on rua Coronel Ferreira Simas, 10, Odivelas parish, Odivelas municipality, Lisbon district. Noteworthy Feature: This apartment has been renovated from a three-bedroom layout to prioritize spacious living areas, enhancing the modern lifestyle experience. Additional Note: Located centrally in Odivelas, it offers unparalleled access to essential amenities.
The valuation. The asking price of €275,000 is above the fair value of €259,443 by €15,557 (5.7%), indicating the property is overpriced. Buyers should approach negotiations with caution given this disparity.
Fair value modelled at €259,443 from the area baseline, adjusted for condition and location. Asking €275,000 sits €15,557 (5.7%) above — overpriced versus fair value.
Asking €275,000 versus the rua Coronel Ferreira Simas, 10 area baseline of €293,920 (€3,674/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 80 · Materials 79 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Coronel Ferreira Simas, 10
Area baseline €293,920 + condition +€4,375 + location +€24,028 = modelled fair value of €259,443 (€3,243/m²), a €15,557 (5.7%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Coronel Ferreira Simas, 10 | Subject | €275,000 | €3,438 | — | 80 | 76 |
| Ramada e Caneças · 1e667f | Active | €385,000 | €4,375 | 27.3% | 70 | 76 |
| praceta Marquesa Alorna, 46 | Active | €280,000 | €3,889 | 13.1% | 75 | 73 |
| Odivelas · ac9824 | Active | €475,000 | €4,439 | 29.1% | 78 | 81 |
| praceta Carolina Beatriz Ângelo | Active | €265,000 | €3,397 | 1.2% | 70 | 72 |
| Median comp | €332,500 | €4,132 | 20.2% | 73 | 75 |
Long-term rental The property is overpriced at €275,000, with a fair value of €259,443, creating a gap of 5.7%. Given the gross yield of 4.2%, it may not meet investor expectations for long-term rental returns. Buy-and-hold With a current listing price above fair value, this 2-bed apartment does not represent a favorable long-term buy-and-hold opportunity. The potential for appreciation may be limited, and the strong gross yield of 4.2% is overshadowed by the initial overvaluation. Family rental This apartment's pricing at €275,000 is above its fair value, making it a less attractive choice for family rental purposes. Even though the location near Lisbon offers good amenities and low crime rates, the current value may deter family tenants seeking affordable housing options.
Tenant turnover risk The tenant stability score of 70/100 indicates a potential for higher turnover rates, which could result in increased vacancy periods and associated costs.
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