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 73 m², built in 2008, energy rating B. Located on avenida Reinaldo dos Santos, 11, Odivelas parish, Odivelas municipality, Lisbon district. This apartment features a pleasant balcony accessible from multiple living areas, enhancing outdoor connectivity and providing additional light to the space.
The valuation. The asking price of €415,000 is significantly above the fair value of €237,357, exceeding it by €177,643 (42.8%). This property is considered overpriced and does not represent a sound investment opportunity.
Fair value modelled at €237,357 from the area baseline, adjusted for condition and location. Asking €415,000 sits €177,643 (42.8%) above — overpriced versus fair value.
Asking €415,000 versus the avenida Reinaldo dos Santos, 11 area baseline of €268,202 (€3,674/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 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 75 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida Reinaldo dos Santos, 11
Area baseline €268,202 + condition +€3,764 + location +€22,769 = modelled fair value of €237,357 (€3,251/m²), a €177,643 (42.8%) gap versus the €415,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Reinaldo dos Santos, 11 | Subject | €415,000 | €5,685 | — | 75 | 77 |
| Lumiar · 4b9910 | Active | €548,500 | €4,897 | 13.9% | 73 | 78 |
| rua Frederico de Brito, 7 | Active | €520,000 | €4,333 | 23.8% | 72 | 81 |
| rua Ilha da Madeira, 25 | Active | €262,500 | €5,966 | 4.9% | 70 | 72 |
| rua Pulido Valente, 29 | Active | €550,000 | €4,701 | 17.3% | 75 | 73 |
| Median comp | €534,250 | €4,799 | 15.6% | 73 | 76 |
Long-term rental The property at €415,000 is overpriced by 42.8% compared to its fair value of €237,357, which negatively impacts its potential as a long-term rental investment. With a gross yield of only 2.9%, the financials do not justify the current asking price, suggesting lower rental income prospects than expected. Buy-and-hold Investing in this 1-bed apartment as a buy-and-hold strategy appears unwise due to its substantial overvaluation, sitting at €415,000 against a fair value of €237,357. Given the 42.8% discrepancy and a modest yield of 2.9%, this strategy may not provide the anticipated returns over time. Family rental The current listing price of €415,000 for this apartment indicates it is overpriced by 42.8%, compared to its fair value of €237,357, making it less attractive for family rental purposes. A gross yield of just 2.9% further reinforces that this property may not align with the return expectations of families seeking long-term leases.
Tenant turnover risk High tenant turnover may occur due to the relatively moderate tenant stability score of 70/100, potentially leading to increased vacancy periods and costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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