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 duplex of 120 m², built in 1982, energy rating D. Located on rua de Olivença, 12, Mafra parish, Mafra municipality, Lisbon district. Noteworthy Features: The duplex offers a charming west-facing balcony with sea views, complemented by a spacious upper floor featuring an independent entrance ideal for an office or rental income.
The valuation. The asking price of €358,000 sits significantly above the fair value of €259,376, with a difference of €98,624 (27.5%). This property is considered overpriced, indicating potential challenges for investment return.
Fair value modelled at €259,376 from the area baseline, adjusted for condition and location. Asking €358,000 sits €98,624 (27.5%) above — overpriced versus fair value.
Asking €358,000 versus the rua de Olivença, 12 area baseline of €386,400 (€3,220/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 85 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 57/100 (Housing Market 55 · Amenities 50 · Economic 55 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua de Olivença, 12
Area baseline €386,400 + condition +€15,000 + location +€6,656 = modelled fair value of €259,376 (€2,161/m²), a €98,624 (27.5%) gap versus the €358,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Olivença, 12 | Subject | €358,000 | €2,983 | — | 85 | 57 |
| praceta do Parque, 3 | Active | €496,000 | €3,100 | 3.9% | 76 | 59 |
| Mafra · ba3dca | Active | €478,000 | €3,230 | 8.3% | 70 | 59 |
| Mafra · 938779 | Active | €529,000 | €2,672 | 10.4% | 75 | 59 |
| rua António Rodrigues Moucheiro | Active | €529,000 | €2,672 | 10.4% | 80 | 57 |
| Median comp | €512,500 | €2,886 | 3.3% | 76 | 59 |
Long-term rental The current listing price of €358,000 for the 3-bed duplex in Mafra results in a yield of only 3.7%, indicating less attractive returns for investors in a suburban area. Given the fair value of €259,376, the property is overpriced and may deter long-term rental tenants seeking better value elsewhere. Family rental While this 120m² duplex in Mafra could technically accommodate a family, the 27.5% gap from fair value at €259,376 suggests that the investment is not compelling for family renters. The slightly better condition score of 84/100 may not sufficiently offset the overpriced nature of the property for families seeking a more reasonable rental market. Value-add renovation Although potential renovations could enhance the property and improve its attractiveness, the significant gap from fair value at €259,376 casts doubt on the financial viability of such an investment. With the property already overpriced at €358,000, the risk of incurring additional costs for renovation without guaranteed returns makes this strategy less appealing.
Economic Vulnerability With an economic stability score of 55/100, the property may be affected by economic fluctuations, putting tenant retention at risk given the tenant stability score of 60/100.
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