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 58 m², built in 1950, energy rating D. Located on rua das Olarias, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts a prime location just minutes from historical landmarks and offers a cozy ambiance with its ground-floor access and traditional Lisbon architectural charm.
The valuation. The property is listed at €255,000, which is €143,381 (56.2%) above its fair value of €111,619. This valuation underscores that the apartment is overpriced for the current market conditions.
Fair value modelled at €111,619 from the area baseline, adjusted for condition and location. Asking €255,000 sits €143,381 (56.2%) above — overpriced versus fair value.
Asking €255,000 versus the rua das Olarias area baseline of €291,392 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 (Condition 60 · Materials 70 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 77/100 (Housing Market 85 · Amenities 95 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua das Olarias
Area baseline €291,392 + condition -€9,969 + location +€11,851 = modelled fair value of €111,619 (€1,924/m²), a €143,381 (56.2%) gap versus the €255,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Olarias | Subject | €255,000 | €4,397 | — | 60 | 77 |
| rua Poeta Mílton, 3 | Active | €350,000 | €3,465 | 21.2% | 68 | 87 |
| rua Dom Domingos Jardo | Active | €220,000 | €3,333 | 24.2% | — | 90 |
| Santa Maria Maior · 93734e | Active | €254,000 | €5,080 | 15.5% | — | 84 |
| rua Afonso Domingues, 3 | Active | €397,000 | €5,293 | 20.4% | — | 80 |
| Median comp | €302,000 | €4,273 | 2.8% | 68 | 86 |
Long-term rental Despite the property's proximity to central Lisbon and high demand, the significant gap of 56.2% against its fair value indicates that it is overpriced at €255,000. Given that the expected yield of 5.5% gross does not justify this valuation, investors should approach this opportunity with caution. Short-term vacation rental While the location benefits from high tourist footfall, the listing price of €255,000 suggests the property is overpriced compared to its fair value of €111,619. With the existing rental yield of 5.5% gross not aligning with market expectations for short-term rentals, potential investors should reassess their strategy. Buy-and-hold The buy-and-hold strategy may appear attractive due to low vacancy rates in central Lisbon; however, the property’s listing of €255,000 is significantly above its fair value of €111,619, marking it as overpriced. Investors focused on long-term capital appreciation should note that the current market valuation does not support sustainable growth potential in this instance.
Tenant turnover risk A tenant stability score of 70/100 suggests a moderate level of tenant turnover, which may result in increased vacancy rates and associated costs.
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