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.
3-bedroom, 2-bathroom apartment of 134 m², energy rating B. Located on rua Cidade da Beira, 79, Olivais parish, Lisbon municipality, Lisbon district. The apartment features a spacious nearly 40 square meter living room, enhanced by abundant natural light and panoramic views of the Tagus River and Vasco da Gama Bridge.
The valuation. The asking price of €750,000 is significantly above the fair value of €583,025, indicating an overpriced status by €166,975 (22.3%). This elevated price may deter potential buyers looking for value. Buy-to-flip angle. A resale strategy could involve renovating the apartment further, capitalizing on the high-quality finishes already present, to achieve a higher market price. This could attract buyers seeking upscale living in Lisbon’s suburban areas. Buy-to-let angle. The rental income strategy would focus on long-term family rental, generating an estimated gross yield of 2.5% (~€1,562/month), appealing to those seeking secure housing near employment hubs and amenities in the neighborhood.
Fair value modelled at €583,025 from the area baseline, adjusted for condition and location. Asking €750,000 sits €166,975 (22.3%) above — overpriced versus fair value.
Asking €750,000 versus the rua Cidade da Beira, 79 area baseline of €586,920 (€4,380/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 70 · Materials 77 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 80 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Cidade da Beira, 79
Area baseline €586,920 + condition -€3,769 + location +€59,102 = modelled fair value of €583,025 (€4,351/m²), a €166,975 (22.3%) gap versus the €750,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade da Beira, 79 | Subject | €750,000 | €5,597 | — | 70 | 78 |
| Olivais · 956817 | Active | €360,000 | €5,373 | 4.0% | 85 | 80 |
| rua Almirante Gago Coutinho, 28 | Active | €350,000 | €6,034 | 7.8% | 70 | 76 |
| rua Gomes de Brito | Active | €590,000 | €3,711 | 33.7% | 72 | 73 |
| rua Engenheiro Cunha Leal, 24 | Active | €669,000 | €5,310 | 5.1% | 75 | 82 |
| Median comp | €475,000 | €5,342 | 4.6% | 74 | 78 |
Family rental The 3-bed apartment in Olivais is currently overpriced at €750,000, with a fair value of only €583,025, indicating a 22.3% premium that may deter potential family tenants. With a gross yield of just 2.5% and a fair neighborhood score of 78/100, the property may struggle to attract long-term family renters at this price point. Long-term rental While the Olivais apartment is conveniently located near employment hubs, its listing price of €750,000 is significantly above the fair value of €583,025, resulting in a less attractive long-term rental proposition. With a lower gross yield of 2.5% and a condition score of 73/100, the current valuation does not support strong rental demand in the long-term market. Buy-and-hold Investing in the Olivais property at €750,000, which is overpriced compared to the fair value of €583,025, poses challenges for long-term appreciation potential, especially given the 22.3% gap. The asset's gross yield of 2.5% and fair neighborhood quality suggest limited upside for a buy-and-hold strategy at this price point.
Potential Economic Downturn The economic stability score of 75 suggests that in times of crisis, there may be a heightened risk of reduced demand or price declines affecting the property's value.
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