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 52 m² on the 1st floor, built in 1977, energy rating C. Located Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment is located within walking distance of numerous parks and local markets, enhancing the community feel and lifestyle options for residents.
The valuation. The asking price of €270,000 is substantially above the fair value of €201,698, representing an overvaluation of €68,302 (25.3%). This discrepancy suggests that the investment may not be sound based on current valuations.
Fair value modelled at €201,698 from the area baseline, adjusted for condition and location. Asking €270,000 sits €68,302 (25.3%) above — overpriced versus fair value.
Asking €270,000 versus the Olivais, Lisbon, Lisbon area baseline of €227,760 (€4,380/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 45/100 (Condition 45 · Materials 50 · Room dimensions 45). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Olivais, Lisbon, Lisbon
Area baseline €227,760 + condition -€24,375 + location +€21,297 = modelled fair value of €201,698 (€3,879/m²), a €68,302 (25.3%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Olivais · 6c7865 | Subject | €270,000 | €5,192 | — | 45 | 76 |
| Sacavém e Prior Velho · 261e88 | Active | €322,500 | €2,959 | 43.0% | 55 | 77 |
| rua de Manica | Active | €320,000 | €4,848 | 6.6% | 50 | 69 |
| Sacavém e Prior Velho · 49b949 | Active | €279,000 | €3,361 | 35.3% | 45 | 76 |
| Sacavém e Prior Velho · 9371c3 | Active | €255,000 | €3,643 | 29.8% | 42 | 76 |
| Median comp | €299,500 | €3,502 | 32.6% | 48 | 76 |
Long-term rental The apartment in Olivais, listed at €270,000, is overpriced with a gap of 25.3% compared to its fair value of €201,698. Given the gross yield of 4.5% and a condition score of 45/100, this property does not present a compelling opportunity for long-term rental investment. Family rental With a fair value significantly lower than the listing price, the apartment’s appeal for family rental is diminished by its condition score of 45/100. Although the neighborhood rates 76/100, the overpriced nature of this property limits its viability for attracting family tenants. Buy-and-hold Investing in this apartment as a buy-and-hold strategy is not advisable, as the property is overpriced by 25.3% against its assessed fair value. The potential for long-term appreciation is undermined by its current condition and high purchase price, reducing the attractiveness of this strategy.
Tenant turnover risk With a Tenant stability score of 70/100, there is a potential risk of increased tenant turnover, which could lead to higher vacancy rates and associated costs over time.
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