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 99 m², energy rating B. Located Olivais parish, Lisbon municipality, Lisbon district. This property boasts a private balcony with stunning views of the surrounding area, enhancing the living experience with outdoor space in a vibrant urban setting.
The valuation. The asking price of €499,000 sits €58,977 above the fair value of €440,023, marking an 11.8% premium. This indicates the property is overpriced in the current market.
Fair value modelled at €440,023 from the area baseline, adjusted for condition and location. Asking €499,000 sits €58,977 (11.8%) above — overpriced versus fair value.
Asking €499,000 versus the Olivais, Lisbon, Lisbon area baseline of €433,620 (€4,380/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 80 · Materials 78 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 80 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Olivais, Lisbon, Lisbon
Area baseline €433,620 + condition +€6,497 + location +€43,665 = modelled fair value of €440,023 (€4,445/m²), a €58,977 (11.8%) gap versus the €499,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Olivais · 23f4d0 | Subject | €499,000 | €5,040 | — | 80 | 78 |
| calçada da Picheleira | Active | €350,000 | €5,556 | 10.2% | 85 | 82 |
| Sacavém e Prior Velho · d7a3f0 | Active | €283,000 | €3,931 | 22.0% | 74 | 70 |
| Marvila · 28bcaa | Active | €658,000 | €4,985 | 1.1% | 85 | 78 |
| rua Maria José Nogueira Pinto | Active | €1,275,000 | €7,589 | 50.6% | 85 | 76 |
| Median comp | €504,000 | €5,271 | 4.6% | 85 | 77 |
Long-term rental Given the gross yield of 2.7%, this property will not provide an adequate return for a long-term rental strategy relative to the asking price. With a significant 11.8% gap to fair value, the investment does not align well with the rental income potential. Buy-and-hold The property's current listing price of €499,000 suggests a lack of immediate appreciation potential in the buy-and-hold strategy, as it is overpriced compared to the fair value of €440,023. Investors may face challenges recovering their initial investment due to the inflated price amidst a stable economic backdrop. Family rental Although the local area has urban amenities appealing to families, the 11.8% premium over fair value implies that the property is overpriced for long-term family rental purposes. This could diminish demand, making it difficult to attract tenants who may seek better value in the current market.
Tenant turnover risk High tenant turnover is a concern as indicated by a tenant stability score of 70/100, which could lead to increased vacancy rates and higher costs related to tenant acquisition and retention.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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