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.
5-bedroom, 3-bathroom apartment of 164 m², built in 1979, energy rating E. Located Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment's top-floor location offers panoramic views of Lisbon, while its imposing stone facade and dual elevators enhance both its charm and accessibility.
The valuation. The asking price of €598,000 is slightly above the fair value of €590,852, representing a difference of €7,148 or 1.2%. This aligns with the verdict that the property is fairly priced. Buy-to-flip angle. A resale strategy could capitalize on the neighborhood's mixed rating by enhancing the apartment’s appeal through minor upgrades, potentially allowing for a profitable flip in the short term. Buy-to-let angle. With a gross yield of 3.4%, estimated rental income of approximately €1,694 per month indicates a stable cash flow, making this a promising buy-and-hold investment for long-term rental.
Fair value modelled at €590,852 from 6 comparable sales in the area. Asking €598,000 sits €7,148 (1.2%) above — overpriced versus fair value.
Asking €598,000 versus the Olivais, Lisbon, Lisbon area baseline of €441,373 (€2,691/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €441,373, adjusted for condition and micro-location, gives a modelled fair value of €590,852 (€3,603/m²), a €7,148 (1.2%) gap versus the €598,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Olivais · 467ff4 | Subject | €598,000 | €3,646 | — | 70 | 72 |
| rua Cidade de Nampula | Active | €620,000 | €3,351 | 8.1% | 70 | 78 |
| avenida François Mitterrand | Active | €370,000 | €3,854 | 5.7% | 68 | 80 |
| Lumiar · 483b93 | Active | €715,000 | €5,000 | 37.1% | 77 | 73 |
| Olivais · 6c7762 | Active | €525,000 | €2,949 | 19.1% | 55 | 72 |
| Median comp | €572,500 | €3,603 | 1.2% | 69 | 76 |
Long-term rental The property in Olivais offers a steady long-term rental opportunity with a gross yield of 3.4%, aligning with the area's stable rental demand. With its fair value matching closely with the listing price, investors can expect to maintain consistent cash flow without significant risk. Family rental Given the spacious configuration of this 5-bed apartment, it is well-suited for family rental purposes, providing enough space for larger households. The property’s fair valuation indicates that it is priced reasonably for a family-oriented rental market, considering the neighborhood's general safety and amenities. Buy-and-hold This property can serve as a hold asset due to its satisfactory condition rating of 74/100 and its reasonable market valuation. Investors looking for long-term growth may find this property appealing, as its pricing suggests a stable investment in the Greater Lisbon suburban area. Not ideal for short-term vacation rental The current market metrics suggest that this property is not particularly well-suited for short-term vacation rentals, with its placing in a suburban setting less attractive for transient guests. Its fair market valuation does not align with the expectations typically associated with lucrative short-term rental returns. Not ideal for luxury market Positioned in the suburban area of Olivais, this property lacks the premium features that define the luxury market, limiting its appeal to high-end buyers. Its fair valuation further confirms that it does not compete effectively within the luxury segment. Not ideal for student housing The apartment's layout and location do not align well with the requirements of student accommodations, which often prefer proximity to universities and vibrant social scenes. Consequently, its fair valuation indicates that it is not the most practical investment for this specific tenant demographic.
Tenant turnover risk High tenant turnover is likely given the tenant stability score of 65/100, which could lead to increased vacancy rates or higher costs associated with finding new renters.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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