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, 1-bathroom apartment of 67 m², energy rating D. Located Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts a serene river view and is ideally located in a quiet residential area, just a short walk from essential amenities and the Olivais Metro.
The valuation. The asking price of €369,000 sits significantly above the fair value of €283,409, reflecting an excess of €85,591 (23.2%). The property is therefore deemed overpriced. Buy-to-flip angle. A potential buy-and-flip strategy may face challenges due to the high asking price; flipping for a profit would require significant improvement in both market conditions and property features. Buy-to-let angle. Given the gross yield of 0%, a rental strategy appears unviable unless dramatic improvements to monthly income can be achieved, likely requiring lower initial investment or rent increases.
Fair value modelled at €283,409 from the area baseline, adjusted for condition and location. Asking €369,000 sits €85,591 (23.2%) above — overpriced versus fair value.
Asking €369,000 versus the Olivais, Lisbon, Lisbon area baseline of €293,460 (€4,380/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 68 · Materials 72 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 70 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Olivais, Lisbon, Lisbon
Area baseline €293,460 + condition -€4,711 + location +€24,274 = modelled fair value of €283,409 (€4,230/m²), a €85,591 (23.2%) gap versus the €369,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Olivais · 9384a9 | Subject | €369,000 | €5,507 | — | 68 | 73 |
| Beato · ba59d9 | Active | €330,000 | €5,077 | 7.8% | 70 | 80 |
| rua Doutor José Saraiva, 64 | Active | €307,000 | €4,039 | 26.7% | 66 | 76 |
| rua Cidade de Benguela, 293B | Active | €340,000 | €5,231 | 5.0% | 58 | 80 |
| rua Cidade de Benguela S / N | Active | €399,000 | €5,320 | 3.4% | 68 | 73 |
| Median comp | €335,000 | €5,154 | 6.4% | 67 | 78 |
Long-term rental This property is currently listing at €369,000, which is 23.2% above the fair value of €283,409, indicating it is overpriced for a long-term rental strategy. The gross yield of 0% further emphasizes the absence of immediate financial return, making it a less attractive option for long-term rental investors. Family rental With a current asking price that exceeds fair market value by 23.2%, this apartment in Olivais is overpriced for a family rental strategy. Additionally, despite the reasonable condition score of 71/100, the lack of yield suggests limited financial viability in this market segment. Buy-and-hold The apartment's listing price of €369,000 stands significantly above its fair value of €283,409, categorizing it as overpriced for a buy-and-hold investment approach. The low gross yield of 0% coupled with the neighborhood's quality ratings indicates potential risks associated with holding this property long-term.
Economic downturn risk With an economic stability score of 80, there is a moderate risk that shifts in the economy could impact rental demand and property values, potentially leading to decreased cash flow and higher vacancy 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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