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 66 m² on the 1st floor, built in 1971, energy rating D. Located on rua Doutor José Saraiva, Olivais parish, Lisbon municipality, Lisbon district. This apartment includes a storage room and features double-glazed windows that enhance thermal and acoustic comfort, making it a practical choice despite its need for updates.
The valuation. The asking price of €288,000 sits above fair value by €38,303, representing a 15.3% premium. Given the estimated fair value of €249,697, the property is overpriced.
Fair value modelled at €249,697 from 6 comparable sales in the area. Asking €288,000 sits €38,303 (15.3%) above — overpriced versus fair value.
Asking €288,000 versus the rua Doutor José Saraiva area baseline of €281,150 (€4,260/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 43/100 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 €281,150, adjusted for condition and micro-location, gives a modelled fair value of €249,697 (€3,783/m²), a €38,303 (15.3%) gap versus the €288,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor José Saraiva | Subject | €288,000 | €4,364 | — | 38 | 78 |
| rua Cidade de Tete | Active | €275,000 | €3,667 | 16.0% | 60 | 79 |
| rua Cidade da Beira, 5 | Active | €325,000 | €5,078 | 16.4% | — | 77 |
| rua de Manica | Active | €320,000 | €4,848 | 11.1% | 50 | 69 |
| Sacavém e Prior Velho · 49b949 | Active | €279,000 | €3,361 | 23.0% | 45 | 76 |
| Median comp | €299,500 | €4,258 | 2.4% | 50 | 77 |
Long-term rental The 2-bed apartment in Olivais is overpriced by 15.3% compared to its fair value of €249,697, which impacts its long-term rental viability. With a gross yield of 4.3%, the investment potential does not justify the asking price, especially considering its below-average condition rating of 43/100. Family rental While the neighborhood offers reasonable schools and family-friendly amenities, the property price exceeds what would be expected for a family rental unit in this market. The apartment's current condition and pricing could deter potential tenants seeking long-term stability in an area that otherwise meets their needs. Buy-and-hold Despite the decent neighborhood rating of 78/100, the apartment's current listing price is above its fair value, suggesting limited appreciation potential for a buy-and-hold strategy. Investors may find that the 4.3% yield does not sufficiently offset the risks associated with paying a premium for a property in less than ideal condition.
Market Volatility Risk The economic and tenant stability scores of 80/100 suggest a moderate risk of market fluctuations impacting rental income and vacancy rates.
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