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 54 m², energy rating E. Located on rua João das Regras, 9, Odivelas parish, Odivelas municipality, Lisbon district. Noteworthy Features: This apartment offers newly installed double-glazed windows with electric shutters for enhanced thermal insulation and ceilings equipped with built-in LED lighting for modern efficiency.
The valuation. The asking price of €269,700 is significantly above the fair value of €233,217, representing an overpricing of €36,483, or 15.6%. This valuation indicates that the property is overpriced and may not attract cautious buyers.
Fair value modelled at €233,217 from 5 comparable sales in the area. Asking €269,700 sits €36,483 (15.6%) above — overpriced versus fair value.
Asking €269,700 versus the rua João das Regras, 9 area baseline of €179,767 (€3,329/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €179,767, adjusted for condition and micro-location, gives a modelled fair value of €233,217 (€4,319/m²), a €36,483 (15.6%) gap versus the €269,700 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua João das Regras, 9 | Subject | €269,700 | €4,994 | — | 85 | 73 |
| rua Cidade de Tomar, 22A | Active | €360,000 | €3,273 | 34.5% | 78 | 77 |
| Odivelas · 8ee441 | Active | €320,000 | €6,154 | 23.2% | 80 | 73 |
| Odivelas · ade6e2 | Active | €350,000 | €4,487 | 10.2% | 74 | 75 |
| rua da Paiã | Active | €298,000 | €4,319 | 13.5% | 72 | 74 |
| Median comp | €335,000 | €4,403 | 11.8% | 76 | 75 |
Long-term rental The 2-bed apartment in Odivelas, listed at €269,700, presents a gap of 15.6% versus its fair value of €233,217, suggesting that the current price is not justified in the long-term rental market. With a gross yield of 3.9% and a neighbourhood score of 73/100, this investment is not ideal as it fails to offer compelling returns relative to its cost. Family rental This property may appeal to families due to its size and location near Lisbon; however, at €269,700, it is overpriced with a fair value of only €233,217. The current market conditions and tenant quality may not support the high price, yielding a modest gross return of 3.9% which may deter family renters looking for value. Buy-and-hold The buy-and-hold strategy on this Odivelas apartment seems ineffective given its pricing at €269,700, which is significantly above the fair value of €233,217. An anticipated yield of just 3.9% does not justify the investment, and the premium over fair value limits potential appreciation in a competitive market context.
Tenant stability risk With a tenant stability score of 65/100, there is a heightened risk of tenant turnover, which can lead to increased vacancy rates and associated costs.
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