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, 1-bathroom apartment of 68 m², built in 1977, energy rating E. Located on rua Cidade de Porto Alexandre, 202, Olivais parish, Lisbon municipality, Lisbon district. Unique Feature: The property includes a 3.5 m² storage room, offering additional flexible space for personalization in a highly accessible area with strong rental demand.
The valuation. The asking price of €350,000 exceeds the fair value of €305,098 by €44,902 (14.7%). This property is deemed overpriced and lacks significant investment appeal in its current state.
Fair value modelled at €305,098 from 6 comparable sales in the area. Asking €350,000 sits €44,902 (14.7%) above — overpriced versus fair value.
Asking €350,000 versus the rua Cidade de Porto Alexandre, 202 area baseline of €318,588 (€4,685/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 41/100 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 €318,588, adjusted for condition and micro-location, gives a modelled fair value of €305,098 (€4,487/m²), a €44,902 (14.7%) gap versus the €350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de Porto Alexandre, 202 | Subject | €350,000 | €5,147 | — | 38 | 77 |
| rua de Manica | Active | €320,000 | €4,848 | 5.8% | 50 | 69 |
| Sacavém e Prior Velho · 49b949 | Active | €279,000 | €3,361 | 34.7% | 45 | 76 |
| rua Cidade da Beira, 5 | Active | €325,000 | €5,078 | 1.3% | — | 77 |
| rua Barão de Sabrosa | Active | €448,000 | €4,978 | 3.3% | 48 | 86 |
| Median comp | €322,500 | €4,913 | 4.5% | 48 | 77 |
Long-term rental The property is overpriced with a listing price of €350,000, diverging significantly from its fair value of €305,098, leading to a 14.7% gap. Given its 3.9% gross yield and a condition rating of only 41/100, investor returns may be hampered unless significant value is added. Family rental With a fair valuation of €305,098 versus the €350,000 asking price, this property is overpriced, limiting its appeal as a family rental. The condition score of 41/100 suggests that considerable renovations would be necessary to increase rental attractiveness in a typically family-friendly suburban area. Buy-and-hold The significant price gap indicates that this property is overpriced at €350,000 versus its fair value of €305,098, challenging its viability for a buy-and-hold strategy. Additionally, the gross yield of 3.9% alongside a lower condition score may not justify the investment for long-term capital appreciation.
Tenant turnover risk With a tenant stability score of 55/100, there is a significant risk of high tenant turnover, which could lead to increased vacancy rates and associated costs.
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