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 85 m², built in 1980, energy rating C. Located on rua Pero Vaz de Caminha, Pontinha e Famões parish, Odivelas municipality, Lisbon district. Noteworthy Features: This apartment includes a closed balcony that expands the second bedroom and living area, enhancing space and functionality for both comfort and entertaining. Additional Context: Proximity to natural ventilation boosts air quality while maintaining abundant natural light throughout the day.
The valuation. The asking price of €320,000 is €61,261 (19.1%) above the fair value of €258,739, indicating that the property is overpriced. This discrepancy suggests potential challenges in achieving a favorable return on investment.
Fair value modelled at €258,739 from the area baseline, adjusted for condition and location. Asking €320,000 sits €61,261 (19.1%) above — overpriced versus fair value.
Asking €320,000 versus the rua Pero Vaz de Caminha area baseline of €312,035 (€3,671/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 70 · Materials 65 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Pero Vaz de Caminha
Area baseline €312,035 + condition -€11,289 + location +€24,548 = modelled fair value of €258,739 (€3,044/m²), a €61,261 (19.1%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Pero Vaz de Caminha | Subject | €320,000 | €3,765 | — | 70 | 75 |
| rua Doctor João de Barros | Active | €455,000 | €6,233 | 65.6% | — | 81 |
| rua Dom Nuno Álvares Pereira, 10 | Active | €300,000 | €4,167 | 10.7% | 63 | 78 |
| praceta Alice Pestana | Active | €300,000 | €3,704 | 1.6% | 61 | 74 |
| praceta Orquídeas, 10 | Active | €280,000 | €3,944 | 4.8% | 70 | 76 |
| Median comp | €300,000 | €4,056 | 7.7% | 63 | 77 |
Long-term rental The 2-bed apartment in Pontinha e Famões, listed at €320,000, is overpriced by 19.1% compared to its fair value of €258,739, which impacts potential profitability. With a gross yield of only 3.7% and a condition rating of 67/100, this investment poses a risk for long-term rental profitability. Family rental Targeting families in a suburban area near Lisbon could initially attract interest, but the property's 19.1% gap from fair value indicates it is not an attractive investment. The current yield of 3.7% is below optimal levels, suggesting reduced financial viability for family-oriented renters. Buy-and-hold Investing for the long term in this property may not offer the expected returns given its valuation is 19.1% above fair value, marking it as overpriced. With its overall condition and neighborhood ratings under consideration, the buy-and-hold strategy appears less favorable due to the limited yield and inflated purchase price.
Tenant turnover risk The tenant stability score of 70/100 suggests a moderate risk of tenant turnover, which could lead to periods of vacancy and associated costs for the property owner.
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