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 50 m² on the 1st floor, energy rating C. Located on rua Cidade da Praia, 359, Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment's high-quality PVC windows enhance thermal and acoustic insulation, while its open layout promotes a seamless flow between living and kitchen areas, ideal for social interactions.
The valuation. The asking price of €340,000 sits €64,352 (23.3%) above the fair value of €275,648, indicating that the property is overpriced. This discrepancy suggests potential buyers should proceed with caution. Buy-to-flip angle. Implementing a buy-to-flip strategy could involve renovations to further enhance the high-quality condition and modern features but may still face market challenges given the current pricing. Quick resale should consider market demand fluctuations in Olivais. Buy-to-let angle. The estimated rental income of €992 per month provides a gross yield of 3.5% for a long-term rental strategy, ideal for families drawn to Lisbon's urban safety and education options. Consistent demand in the mixed neighbourhood could ensure stable occupancy.
Fair value modelled at €275,648 from 6 comparable sales in the area. Asking €340,000 sits €64,352 (23.3%) above — overpriced versus fair value.
Asking €340,000 versus the rua Cidade da Praia, 359 area baseline of €209,953 (€4,199/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 €209,953, adjusted for condition and micro-location, gives a modelled fair value of €275,648 (€5,513/m²), a €64,352 (23.3%) gap versus the €340,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade da Praia, 359 | Subject | €340,000 | €6,800 | — | 80 | 82 |
| rua Cidade da Praia, 359 | Active | €340,000 | €6,415 | 5.7% | 80 | 78 |
| rua Epifânio Dias | Active | €425,000 | €5,313 | 21.9% | 76 | 79 |
| rua Marracuene, 440 | Active | €280,000 | €5,490 | 19.3% | 80 | 78 |
| avenida dos Estados Unidos da América, 49 | Active | €579,000 | €7,329 | 7.8% | 86 | 84 |
| Median comp | €382,500 | €5,953 | 12.5% | 80 | 79 |
Long-term rental The property in Olivais is priced at €340,000, which is 23.3% above its fair value of €275,648, indicating that it is overpriced. With a gross yield of only 3.5%, this investment does not justify the current price point, making long-term rental less appealing. Buy-and-hold Investing in this two-bedroom apartment at €340,000 presents a significant challenge, as it exceeds fair value by 23.3%. The long-term appreciation potential may not compensate for the current overpricing, making this strategy less attractive. Family rental Acquiring this apartment for family rental purposes is difficult at a price of €340,000, significantly above its fair value of €275,648. Although the neighborhood scores well in amenities and tenant quality, the 3.5% yield on an overpriced property presents a risk for families seeking a sustainable rental option.
Tenant turnover risk High tenant turnover due to a tenant stability score of 75/100 may lead to increased vacancy rates and unpredictable income streams.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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