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.
1-bedroom, 1-bathroom apartment of 50 m², built in 1965, energy rating D. Located Pontinha e Famões parish, Odivelas municipality, Lisbon district. This apartment boasts double-glazed windows for enhanced energy efficiency and noise reduction, along with excellent sun exposure, ensuring bright and comfortable living spaces year-round.
The valuation. The asking price of €259,000 sits €95,271 (36.8%) above the fair value of €163,729, indicating that the property is overpriced. Buyers should exercise caution in considering this investment opportunity.
Fair value modelled at €163,729 from the area baseline, adjusted for condition and location. Asking €259,000 sits €95,271 (36.8%) above — overpriced versus fair value.
Asking €259,000 versus the Pontinha e Famões, Odivelas, Lisbon area baseline of €183,550 (€3,671/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 80 · Materials 76 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 79/100 (Housing Market 80 · Amenities 80 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Pontinha e Famões, Odivelas, Lisbon
Area baseline €183,550 + condition +€2,578 + location +€16,750 = modelled fair value of €163,729 (€3,275/m²), a €95,271 (36.8%) gap versus the €259,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Pontinha e Famões · b7c2e6 | Subject | €259,000 | €5,180 | — | 80 | 79 |
| rua Ilha da Madeira, 27 | Active | €262,500 | €6,250 | 20.7% | 75 | 78 |
| rua Ramiro Esteves Coluna, 24 | Active | €240,000 | €4,898 | 5.4% | 72 | 70 |
| rua Ramiro Esteves Coluna, 22 | Active | €245,000 | €4,900 | 5.4% | 76 | 69 |
| rua Ilha da Madeira, 27 | Active | €265,000 | €6,310 | 21.8% | 72 | 75 |
| Median comp | €253,750 | €5,575 | 7.6% | 74 | 73 |
Long-term rental The property is overpriced by 36.8% relative to its fair value of €163,729, which may limit its attractiveness to potential long-term renters. With a yield of only 3.2%, investors may find better opportunities elsewhere that offer a more favorable return. Buy-and-hold While the property is in a location with good access to amenities and schooling, its 3.2% gross yield and significant price gap suggest that it may not be a prudent choice for a buy-and-hold strategy. Investors should consider the likelihood of appreciation in a market where the entry price is substantially inflated. Family rental Although the apartment could appeal to families due to its suburban safety and proximity to schools, the significant gap between the listing price and fair value indicates that it is overpriced. This pricing concern could affect rental demand, making it a less ideal choice for family renters seeking affordable options.
Tenant turnover risk High tenant turnover can be expected due to the tenant stability score of 70/100, which may lead to increased vacancy and leasing costs over time.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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