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 76 m², built in 1988, energy rating D. Located on rua Vice-Almirante Augusto de Castro Guedes, 20, Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment offers an unobstructed view enhancing its natural light and is conveniently located near essential services, making it a prime option for urban living in Lisbon.
The valuation. The asking price of €380,000 is €42,030 (12.4%) above the fair value of €337,970, indicating that the property is overpriced. This discrepancy suggests a need for negotiation in the purchasing process.
Fair value modelled at €337,970 from 6 comparable sales in the area. Asking €380,000 sits €42,030 (12.4%) above — overpriced versus fair value.
Asking €380,000 versus the rua Vice-Almirante Augusto de Castro Guedes, 20 area baseline of €313,041 (€4,119/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €313,041, adjusted for condition and micro-location, gives a modelled fair value of €337,970 (€4,447/m²), a €42,030 (12.4%) gap versus the €380,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Vice-Almirante Augusto de Castro Guedes, 20 | Subject | €380,000 | €5,000 | — | 65 | 77 |
| rua Cidade de Benguela S / N | Active | €320,000 | €4,923 | 1.5% | 62 | 81 |
| rua Doutor José Saraiva, 64 | Active | €307,000 | €4,039 | 19.2% | 66 | 76 |
| rua Major Figueiredo Rodrigues S / N | Active | €270,000 | €4,500 | 10.0% | 60 | 76 |
| Lumiar · 4681ff | Active | €580,000 | €4,394 | 12.1% | 68 | 77 |
| Median comp | €313,500 | €4,447 | 11.1% | 64 | 77 |
Long-term rental The property in Olivais, listing at €380,000, is overpriced relative to its fair value of €337,970, creating a 12.4% gap that diminishes the investment appeal for long-term rental strategies. With a gross yield of just 3.7% and a condition rating of 67/100, the potential returns may not justify the current asking price. Buy-and-hold While the Olivais property offers certain suburban family amenities and is close to Lisbon's job market, it is overpriced at €380,000 against a fair value of €337,970. Investors considering a buy-and-hold strategy might find difficulty in achieving satisfactory returns due to a gross yield of only 3.7% and the significant valuation gap. Family rental Although the Olivais area is suitable for family rentals given its amenities and decent neighbourhood rating of 77/100, the €380,000 listing price does not align well with its fair value of €337,970, marking it as overpriced. As such, potential rental income may not compensate for the high initial investment, especially with a low yield of 3.7%.
Tenant turnover risk: With a tenant stability score of 75/100, there is a moderate risk of tenant turnover that could impact rental income and increase vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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