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 129 m² on the 3rd floor, built in 2009, energy rating C. Located Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes access to a fully equipped gym and co-working space within the gated community, enhancing lifestyle convenience and versatility for residents.
The valuation. The asking price of €798,000 is significantly above the fair value of €650,618, resulting in an overvaluation of €147,382 (22.7%). This price does not align with the property’s market worth. Buy-to-flip angle. A buy-to-flip strategy may struggle as resale prices in the area offer limited upside due to the property being overpriced. Quick gains are unlikely in this marketplace. Buy-to-let angle. The rental income strategy shows potential with an estimated gross yield of 2.5%, generating around €1,662 per month. This provides a steady, albeit modest, income stream for long-term investment.
Fair value modelled at €650,618 from 6 comparable sales in the area. Asking €798,000 sits €147,382 (22.7%) above — overpriced versus fair value.
Asking €798,000 versus the Olivais, Lisbon, Lisbon area baseline of €504,916 (€3,914/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €504,916, adjusted for condition and micro-location, gives a modelled fair value of €650,618 (€5,044/m²), a €147,382 (22.7%) gap versus the €798,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Olivais · 6a9548 | Subject | €798,000 | €6,186 | — | 79 | 82 |
| rua Conselheiro Lopo Vaz S / N | Active | €750,000 | €6,881 | 11.2% | 80 | 75 |
| rua Cidade de Bissau, 57C | Active | €655,000 | €5,325 | 13.9% | 78 | 79 |
| rua Professor Mark Athias | Active | €500,000 | €4,762 | 23.0% | 74 | 80 |
| Santa Clara · 99f37d | Active | €680,000 | €4,626 | 25.2% | 80 | 75 |
| Median comp | €667,500 | €5,044 | 18.5% | 79 | 77 |
Long-term rental The current listing price of €798,000 for the 2-bed apartment in Olivais results in a yield of only 2.5%, which is low considering the fair value of €650,618. This indicates that the property is overpriced, making it less attractive for long-term rental investments in a competitive market. Family rental Despite the neighborhood rating of 82/100 and the property’s proximity to quality schools, its current price exceeds fair value by 22.7%. This suggests that the apartment, while suitable for families, is overpriced and may limit rental income potential. Buy-and-hold The buy-and-hold strategy for this property appears less favorable due to the price being significantly above its fair value, which may hinder long-term appreciation. Investing at the current listing of €798,000 indicates that the property is overpriced and may not yield the expected returns over time.
Economic downturn risk A potential economic downturn could negatively impact tenant stability, given both scores of 80/100, which suggests that while the market is stable now, a significant external shock could reduce demand and lead to vacancies.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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