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 78 m² on the 3rd floor, built in 1980, energy rating E. Located on rua Rainha Dona Amélia, Pontinha e Famões parish, Odivelas municipality, Lisbon district. Noteworthy Features: The apartment includes an expansive 26 m² private storage room, offering versatile usage as a studio or hobby space, which is a rare find in urban properties.
The valuation. The asking price of €320,000 is significantly above the fair value of €251,738, indicating an overpriced situation with a difference of €68,262 (21.3%). This suggests investors may want to proceed with caution. Buy-to-flip angle. A quick resale strategy could aim to capture market demand in suburban Lisbon, although the current high asking price may limit potential profit margins. A minimal refurbishment may enhance the apartment’s appeal to potential buyers. Buy-to-let angle. With a gross yield of 2.9%, the estimated rental income of €773/month is under market expectations for optimal returns, indicating this property may be a less favorable buy-and-hold scenario. Nonetheless, quality finishes could attract long-term tenants.
Fair value modelled at €251,738 from the area baseline, adjusted for condition and location. Asking €320,000 sits €68,262 (21.3%) above — overpriced versus fair value.
Asking €320,000 versus the rua Rainha Dona Amélia area baseline of €286,338 (€3,671/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 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua Rainha Dona Amélia
Area baseline €286,338 + condition +€3,047 + location +€23,427 = modelled fair value of €251,738 (€3,227/m²), a €68,262 (21.3%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Rainha Dona Amélia | Subject | €320,000 | €4,103 | — | 75 | 76 |
| rua Paraíso | Active | €279,000 | €3,720 | 9.3% | 75 | 73 |
| Póvoa de Santo Adrião e Olival Basto · 023997 | Active | €375,000 | €3,289 | 19.8% | 75 | 77 |
| Benfica · 938901 | Active | €298,000 | €5,228 | 27.4% | 78 | 75 |
| rua Tomás da Anunciação, 58 | Active | €289,000 | €4,446 | 8.4% | 70 | 75 |
| Median comp | €293,500 | €4,083 | 0.5% | 75 | 75 |
Long-term rental This property, listed at €320,000, presents a significant gap of 21.3% from its fair value of €251,738, indicating that it is overpriced in the current market. With a gross yield of only 2.9%, the potential return on investment is low, making this a less attractive long-term rental opportunity. Buy-and-hold Given its current listing price exceeding fair value by 21.3%, this property at €320,000 does not represent a wise buy-and-hold investment. The modest gross yield of 2.9% further diminishes the likelihood of meaningful capital appreciation over time. Family rental While the property may seem appealing for family rental due to its location in suburban Lisbon with good amenities, its €320,000 price tag is 21.3% above the fair value of €251,738, categorizing it as overpriced. The 2.9% gross yield also raises concerns about potential profitability in this segment, positioning it as a less favorable option for families looking for rental housing.
Moderate Market Vulnerability The economic stability score of 80 indicates a stable market, but any downturn could still pose risks given the reliance on tenant stability, which also sits at 80, suggesting potential vulnerability to economic fluctuations affecting tenant 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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