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 85 m², built in 1998, energy rating E. Located on rua de Vila Sena, Olivais parish, Lisbon municipality, Lisbon district. The outdoor terrace offers exceptional sun exposure, perfect for alfresco dining or relaxation, enhancing the living experience in this modern apartment.
The valuation. The asking price of €479,000 sits significantly above the fair value of €431,746, creating a difference of €47,254, or 10.9%. This property is considered overpriced.
Fair value modelled at €431,746 from 6 comparable sales in the area. Asking €479,000 sits €47,254 (10.9%) above — overpriced versus fair value.
Asking €479,000 versus the rua de Vila Sena area baseline of €332,186 (€3,908/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 €332,186, adjusted for condition and micro-location, gives a modelled fair value of €431,746 (€5,079/m²), a €47,254 (10.9%) gap versus the €479,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Vila Sena | Subject | €479,000 | €5,635 | — | 78 | 76 |
| rua Cândido de Oliveira, 23 | Active | €325,000 | €5,159 | 8.5% | 75 | 77 |
| estrada da Circunvalação, 14B | Active | €360,000 | €4,557 | 19.1% | 75 | 74 |
| Olivais · 468152 | Active | €310,000 | €5,167 | 8.3% | 73 | 78 |
| calçada da Picheleira, 142 | Active | €270,000 | €5,400 | 4.2% | 75 | 80 |
| Median comp | €317,500 | €5,163 | 8.4% | 75 | 78 |
Long-term rental The 2-bed apartment in Olivais is currently overpriced by 10.9%, which impacts potential yield and limits upside for long-term investment returns. With a gross yield of only 2.9%, this property does not present an attractive long-term rental opportunity. Family rental Given its suburban location and moderate condition rating of 82/100, this property could attract families seeking stability, but at a price that is 10.9% above fair value, potential returns are compromised. The neighborhood's rating of 76/100 further indicates risks in tenant quality, making it less appealing for family rental purposes. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable due to the 10.9% price gap from fair value, suggesting that long-term appreciation may not suffice to justify the inflated initial investment. Additionally, the gross yield of 2.9% indicates limited cash flow potential, which is critical for a sustainable buy-and-hold strategy.
Economic downturn risk A decrease in economic stability from 80/100 could negatively impact tenant stability, currently at 70/100, potentially leading to higher vacancy rates and reduced rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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