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, 2-bathroom apartment of 94 m², built in 2007, energy rating C. Located on rua Augusto da Cunha Lamas, 11, Odivelas parish, Odivelas municipality, Lisbon district. Noteworthy Features: The apartment includes pre-installation for air conditioning and electric shutters, enhancing comfort and energy efficiency throughout the home.
The valuation. The asking price of €427,500 is significantly above the fair value of €295,713, presenting an overvaluation of €131,787 or 30.8%. This property is priced beyond what can be justified in the local market.
Fair value modelled at €295,713 from the area baseline, adjusted for condition and location. Asking €427,500 sits €131,787 (30.8%) above — overpriced versus fair value.
Asking €427,500 versus the rua Augusto da Cunha Lamas, 11 area baseline of €345,356 (€3,674/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 76 · Materials 75 · Room dimensions 74). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Augusto da Cunha Lamas, 11
Area baseline €345,356 + condition -€734 + location +€24,975 = modelled fair value of €295,713 (€3,146/m²), a €131,787 (30.8%) gap versus the €427,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Augusto da Cunha Lamas, 11 | Subject | €427,500 | €4,548 | — | 76 | 73 |
| rua Diogo Guilherme da Silva Alves Furtado, 10 | Active | €470,000 | €4,352 | 4.3% | 75 | 75 |
| praça de Portugal, 4 | Active | €475,000 | €4,567 | 0.4% | 75 | 74 |
| Pontinha e Famões · dbd46d | Active | €389,000 | €3,269 | 28.1% | 72 | 80 |
| rua Norton de Matos | Active | €380,000 | €3,958 | 13.0% | 74 | 69 |
| Median comp | €429,500 | €4,155 | 8.6% | 75 | 75 |
Long-term rental This property is overpriced at €427,500, with a fair value of only €295,713, reflecting a 30.8% gap. The gross yield of 3.7% is below market expectations for a long-term rental, indicating it may not deliver attractive returns in this strategy. Family rental Listing at €427,500, the property exceeds its fair value of €295,713 by 30.8%, which makes it a less viable option for family rental purposes. The apartment's location in Odivelas offers decent amenities and a relatively safe environment, but the elevated price limits its potential appeal to families seeking affordability. Buy-and-hold With a current listing of €427,500 and a fair value estimated at €295,713, this investment is overpriced by 30.8%, suggesting that holding this asset may not provide a favorable return on investment. While the suburban context may promise stability, the high acquisition cost diminishes the long-term profitability of the buy-and-hold strategy.
Inconsistent tenant retention risk Tenants may frequently turnover due to a tenant stability score of 65/100, which could lead to increased vacancy rates and associated costs.
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