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 apartment of 100 m² on the 2nd floor, built in 1971, energy rating B. Located Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes electric shutters and a modern kitchen equipped with quality appliances, enhancing both comfort and functionality in daily living.
The valuation. The asking price of €479,000 sits €39,663 (8.3%) above fair value at €439,337. This property is considered overpriced based on current market conditions.
Fair value modelled at €439,337 from the area baseline, adjusted for condition and location. Asking €479,000 sits €39,663 (8.3%) above — overpriced versus fair value.
Asking €479,000 versus the Olivais, Lisbon, Lisbon area baseline of €438,000 (€4,380/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 (Condition 72 · Materials 76 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 80/100 (Housing Market 85 · Amenities 80 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Olivais, Lisbon, Lisbon
Area baseline €438,000 + condition -€1,719 + location +€47,256 = modelled fair value of €439,337 (€4,393/m²), a €39,663 (8.3%) gap versus the €479,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Olivais · 9116ac | Subject | €479,000 | €4,790 | — | 72 | 80 |
| rua Cidade da Beira, 79 | Active | €750,000 | €5,597 | 16.8% | 70 | 78 |
| Alvalade · dc15f8 | Active | €624,715 | €5,432 | 13.4% | 73 | 80 |
| Olivais · 956817 | Active | €360,000 | €5,373 | 12.2% | 85 | 80 |
| rua Gomes de Brito | Active | €590,000 | €3,711 | 22.5% | 72 | 73 |
| Median comp | €607,358 | €5,403 | 12.8% | 73 | 79 |
Long-term rental This property is currently overpriced by 8.3% compared to its fair value, indicating limited potential for long-term rental success. With a gross yield of only 3.2% and a moderate condition rating of 74/100, it may struggle to attract consistent demand. Buy-and-hold At a listing price of €479,000, this property does not represent a sound buy-and-hold investment given its 8.3% gap from fair value. The relatively low gross yield of 3.2% suggests that long-term appreciation may not compensate for the initial overprice. Family rental While the suburban location of Olivais offers a generally safe environment with amenities, the property is overpriced at €479,000, which diminishes its attractiveness for family rental. The 3.2% yield does not align well with current market expectations for family-oriented rentals, making it a less desirable option in this price range.
Economic Fluctuation Risk The property faces potential volatility in economic conditions due to an economic stability score of 80, which may affect tenant demand and rental income stability, especially considering the tenant stability score of 75.
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