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 60 m² on the 2nd floor, energy rating A. Located Pontinha e Famões parish, Odivelas municipality, Lisbon district. Noteworthy Feature: This apartment includes a large private storage room with high ceilings, providing versatile use options such as an office or studio, enhancing its functional appeal.
The valuation. The asking price of €289,000 sits significantly above the fair value of €197,415, resulting in an overpricing of €91,585 (31.7%). This property is priced beyond its justified worth.
Fair value modelled at €197,415 from the area baseline, adjusted for condition and location. Asking €289,000 sits €91,585 (31.7%) above — overpriced versus fair value.
Asking €289,000 versus the Pontinha e Famões, Odivelas, Lisbon area baseline of €220,260 (€3,671/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 85 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Pontinha e Famões, Odivelas, Lisbon
Area baseline €220,260 + condition +€7,500 + location +€16,635 = modelled fair value of €197,415 (€3,290/m²), a €91,585 (31.7%) gap versus the €289,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Pontinha e Famões · da4618 | Subject | €289,000 | €4,817 | — | 85 | 74 |
| praceta Conde de Ericeira | Active | €307,000 | €4,952 | 2.8% | 80 | 80 |
| Falagueira-Venda Nova · 483ba1 | Active | €339,900 | €4,593 | 4.6% | 78 | 72 |
| rua Espregueira Mendes, 12 | Active | €530,000 | €5,889 | 22.3% | 80 | 78 |
| rua 1º de Dezembro, 3 | Active | €325,000 | €4,514 | 6.3% | 75 | 75 |
| Median comp | €332,450 | €4,773 | 0.9% | 79 | 77 |
Family rental This property is overpriced by 31.7% against its fair value of €197,415, making it a suboptimal investment for family rentals. With a gross yield of just 3.9% and a decent neighborhood rating of 74/100, potential returns may not justify the elevated price. Long-term rental With the listing price at €289,000, this apartment's valuation exceeds fair market expectations by 31.7%, limiting its attractiveness for long-term rental purposes. The gross yield of 3.9% and a solid condition score of 83/100 suggest rental income could be stable, but overall property pricing remains a concern. Buy-and-hold This 2-bed apartment priced at €289,000 is not a favorable buy-and-hold opportunity due to its 31.7% overpricing compared to the assessed fair value. Despite the neighborhood’s amenities and safety, the low yield of 3.9% and overall elevated cost hamper long-term investment potential.
Potential turnover risk: With a tenant stability score of 70/100, there is a significant risk of tenant turnover, which could impact cash flow and increase vacancy rates.
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