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 79 m², built in 1995, energy rating E. Located on estrada da Circunvalação, 14B, Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment offers unobstructed panoramic views complemented by a small living room balcony, enhancing its bright, spacious design and inviting atmosphere.
The valuation. The asking price of €360,000 is above the fair value of €344,054, reflecting an excess of €15,946 (4.4%). This property is deemed overpriced and may warrant a reevaluation of investment strategies.
Fair value modelled at €344,054 from the area baseline, adjusted for condition and location. Asking €360,000 sits €15,946 (4.4%) above — overpriced versus fair value.
Asking €360,000 versus the estrada da Circunvalação, 14B area baseline of €346,020 (€4,380/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
estrada da Circunvalação, 14B
Area baseline €346,020 + condition +€3,086 + location +€29,866 = modelled fair value of €344,054 (€4,355/m²), a €15,946 (4.4%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada da Circunvalação, 14B | Subject | €360,000 | €4,557 | — | 75 | 74 |
| rua Cândido de Oliveira, 23 | Active | €325,000 | €5,159 | 13.2% | 75 | 77 |
| rua Cidade de Carmona | Active | €360,000 | €5,000 | 9.7% | 75 | 73 |
| rua Manhiça, 464 | Active | €389,000 | €4,924 | 8.1% | 75 | 81 |
| rua Santiago, 6 | Active | €250,000 | €2,841 | 37.7% | 70 | 72 |
| Median comp | €342,500 | €4,962 | 8.9% | 75 | 75 |
Long-term rental The property is overpriced at €360,000, exceeding the fair value of €344,054 by 4.4%, which diminishes its attractiveness for a secure long-term rental strategy. At a gross yield of 3.8%, potential returns may not justify the elevated purchase price in the current market. Buy-and-hold Given that the property is priced at €360,000 and is above the fair value, investors should be cautious about adopting a buy-and-hold strategy. With a gross yield of 3.8%, the return on investment appears limited, especially in a suburb like Odivelas where market appreciation may be subdued. Family rental With the property listed at €360,000, which is 4.4% above its fair value, it may not be a wise choice for a family rental investment. Although the suburb offers a family-friendly environment, the yield of 3.8% does not align well with the current asking price, suggesting that better opportunities may exist elsewhere.
Economic Vulnerability The economic stability score of 80 indicates a strong economy; however, the tenant stability score of 70 suggests there may be potential fluctuations in tenant retention, which could lead to inconsistent rental income.
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