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 65 m² on the 4th floor, energy rating D. Located on rua Vila Alferes Chamusca, Olivais parish, Lisbon municipality, Lisbon district. The apartment features completely new electrical and plumbing installations, ensuring modern efficiency and reliability throughout the home.
The valuation. The asking price of €400,000 significantly exceeds the fair value of €272,097, representing an overpricing of €127,903 (47.0%). This discrepancy indicates a lack of alignment with market conditions.
Fair value modelled at €272,097 from 6 comparable sales in the area. Asking €400,000 sits €127,903 (47.0%) above — overpriced versus fair value.
Asking €400,000 versus the rua Vila Alferes Chamusca area baseline of €196,467 (€3,023/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €196,467, adjusted for condition and micro-location, gives a modelled fair value of €272,097 (€4,186/m²), a €127,903 (47.0%) gap versus the €400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Vila Alferes Chamusca | Subject | €400,000 | €6,154 | — | 80 | 73 |
| alameda Dom Afonso Henriques | Active | €750,000 | €5,952 | 3.3% | 80 | 80 |
| Moscavide e Portela · 25f7eb | Active | €489,500 | €4,079 | 33.7% | 75 | 75 |
| Alvalade · 23f4f8 | Active | €415,000 | €4,150 | 32.6% | 82 | 80 |
| rua Engenheiro Cunha Leal | Active | €349,000 | €3,753 | 39.0% | 80 | 78 |
| Median comp | €452,250 | €4,115 | 33.1% | 80 | 79 |
Long-term rental The 3-bed apartment in Olivais is currently overpriced at €400,000, with a fair value of only €272,097, reflecting a significant 47% gap. With a gross yield of just 3.4%, this property does not align with expectations for long-term rental investment returns. Family rental Situated in a suburban area with a neighbourhood rating of 73/100, the property appears less suitable for families given its current market price of €400,000, far exceeding its fair value of €272,097. The property’s condition score of 82/100 may appeal to families, but the inflated price diminishes its attractiveness for this rental market. Buy-and-hold Investing in this property as a buy-and-hold strategy is compromised by its 47% overvaluation, with the listing price of €400,000 disconnecting from the fair value of €272,097. While it has a decent condition rating, the low yield of 3.4% raises concerns about future appreciation potential in a market that is currently overpriced.
Tenant turnover risk The tenant stability score of 60/100 indicates a potential for higher turnover rates, which may lead to increased vacancy periods and related costs.
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