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 96 m² on the 4th floor, built in 1973. Located on praça São Bartolomeu, 9, Pontinha e Famões parish, Odivelas municipality, Lisbon district. Noteworthy Features: The apartment boasts a generous 30m² private terrace, greatly enhancing outdoor living options and potential for personalized leisure space.
The valuation. The asking price of €258,000 exceeds the fair value of €227,439 by €30,561, indicating it is overpriced by 13.4%. This disparity suggests an unfavorable investment opportunity based on current market assessments.
Fair value modelled at €227,439 from 6 comparable sales in the area. Asking €258,000 sits €30,561 (13.4%) above — overpriced versus fair value.
Asking €258,000 versus the praça São Bartolomeu, 9 area baseline of €188,342 (€1,962/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 is below the parish average, reducing 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 €188,342, adjusted for condition and micro-location, gives a modelled fair value of €227,439 (€2,369/m²), a €30,561 (13.4%) gap versus the €258,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça São Bartolomeu, 9 | Subject | €258,000 | €2,688 | — | 64 | 72 |
| rua Irene Lisboa, 12 | Active | €315,000 | €1,599 | 40.5% | 68 | 74 |
| estrada de Benfica | Active | €389,000 | €3,670 | 36.6% | 70 | 78 |
| avenida Santos Mattos | Active | €280,000 | €2,857 | 6.3% | 60 | 80 |
| Encosta do Sol · 82c87c | Active | €155,000 | €2,123 | 21.0% | — | 73 |
| Median comp | €297,500 | €2,490 | 7.3% | 68 | 76 |
Long-term rental The current listing price of €258,000 reflects a 13.4% gap above its fair value of €227,439, indicating that this property is overpriced for long-term rental investment. Given the 5% gross yield, potential returns may not justify the elevated purchase price, decreasing its attractiveness as a long-term hold. Family rental Despite decent neighborhood ratings of 72/100, the property’s price of €258,000 is still above the fair value estimate, making it an overpriced option for family rentals. The average condition rating of 61/100 further suggests that potential investors may find better value elsewhere in the market. Buy-and-hold Investing in this property as a buy-and-hold strategy seems less appealing due to its overvaluation at €258,000 against a fair value of €227,439. Although the proximity to Lisbon offers some economic stability, the significant pricing gap limits long-term profitability potential for investors in this category.
Tenant turnover risk The tenant stability score of 60/100 suggests a higher potential for rental vacancies and turnover, which could impact cash flow and profitability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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