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 161 m² on the 1st floor, built in 2003, energy rating D. Located on rua Alfredo Ruas, 40, Ramada e Caneças parish, Odivelas municipality, Lisbon district. Noteworthy Features: The apartment includes a 28 m² garage box, providing ample parking and storage space, along with quick access to major roadways for easy commuting to Lisbon.
The valuation. The asking price of €460,000 is significantly above its fair value of €385,761, indicating an overvaluation of €74,239 (19.2%). This places the property in a high-risk category for investment.
Fair value modelled at €385,761 from 6 comparable sales in the area. Asking €460,000 sits €74,239 (19.2%) above — overpriced versus fair value.
Asking €460,000 versus the rua Alfredo Ruas, 40 area baseline of €308,614 (€1,917/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €308,614, adjusted for condition and micro-location, gives a modelled fair value of €385,761 (€2,396/m²), a €74,239 (19.2%) gap versus the €460,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Alfredo Ruas, 40 | Subject | €460,000 | €2,857 | — | 74 | 74 |
| Odivelas · 82c6fa | Active | €430,000 | €2,886 | 1.0% | 71 | 76 |
| travessa Bica, 7 | Active | €545,000 | €1,190 | 58.4% | 80 | 72 |
| avenida de Itália | Active | €450,000 | €1,891 | 33.8% | 75 | 67 |
| rua Guilherme Marconi | Active | €475,000 | €2,811 | 1.6% | 70 | 74 |
| Median comp | €462,500 | €2,351 | 17.7% | 73 | 73 |
Long-term rental The 3-bed apartment in Ramada e Caneças is currently overpriced, with a gap of 19.2% compared to its fair value of €385,761. Despite a gross yield of 4.5%, the high acquisition cost may limit attractive rental returns, especially in a suburban environment. Family rental While the property offers a sizeable living space at 161m², its listing price of €460,000 renders it overpriced by 19.2% relative to its assessed fair value. Families seeking rental accommodations may find better value elsewhere, impacting demand and competitiveness in this segment. Buy-and-hold Investing in this apartment as a long-term buy-and-hold strategy poses challenges due to its current overvaluation of €460,000, representing a 19.2% premium over fair market value. The relatively low condition score of 76/100 also raises concerns about future appreciation potential in the market.
Moderate economic and tenant risk The property is in a market with a moderate economic stability score of 70/100 and a tenant stability score of 70/100, indicating potential fluctuations in rental income and higher vacancy rates.
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