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.
3-bedroom, 2-bathroom apartment of 102 m² on the 3rd floor, built in 2004, energy rating C. Located Odivelas parish, Odivelas municipality, Lisbon district. Noteworthy Features: The property boasts two private terraces that enhance outdoor living and all rooms offer direct access to the outside, promoting exceptional natural ventilation and lighting.
The valuation. The asking price of €569,000 is significantly above the fair value of €446,972, resulting in a disparity of €122,028 (27.3%). This property should be considered overpriced, as it fails to align with market expectations.
Fair value modelled at €395,967 from 5 comparable sales in the area. Asking €569,000 sits €173,033 (43.7%) above — overpriced versus fair value.
Asking €569,000 versus the Odivelas, Odivelas, Lisbon area baseline of €374,447 (€3,635/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €374,447, adjusted for condition and micro-location, gives a modelled fair value of €395,967 (€3,844/m²), a €173,033 (43.7%) gap versus the €569,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Odivelas · 1f36a5 | Subject | €569,000 | €5,524 | — | 78 | 69 |
| praça António Nobre | Active | €407,500 | €3,844 | 30.4% | 73 | 73 |
| praceta Gil Eanes | Active | €520,000 | €4,685 | 15.2% | 64 | 69 |
| parque Residencial do Almirante | Active | €545,000 | €3,516 | 36.4% | 75 | 76 |
| Odivelas · e55433 | Active | €575,000 | €4,637 | 16.1% | 80 | 76 |
| Median comp | €532,500 | €4,241 | 23.2% | 74 | 75 |
Long-term rental The current listing price of €569,000 represents a significant gap of 27.3% above its fair value of €446,972, making this property overpriced for long-term investment. With a gross yield of only 2.8%, the financial return does not justify the elevated price point. Buy-and-hold Investing in this property at the listing price would necessitate holding it for a long period to potentially realize gains that may never materialize, especially given its 27.3% markup over fair value. The location's proximity to Lisbon offers some growth potential, but the current price makes holding this asset less appealing. Family rental While the property is located in a relatively safe suburban area with good schools nearby, the listing price is notably overpriced at €569,000, compared to a fair value of €446,972. Families may seek better value options elsewhere, as the gross yield of 2.8% is insufficient to overcome the high purchase price.
Market Vulnerability The combination of a 70/100 economic stability score and a 70/100 tenant stability score indicates a moderate risk of market fluctuations that could lead to decreased rental income or increased 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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