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, 2-bathroom apartment of 130 m² on the 12th floor, energy rating D. Located Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: This property includes a unique 160 m² independent garage, suitable for car collectors or potential rental as storage, enhancing its value and versatility in Lisbon's market.
The valuation. The asking price of €1,290,000 is significantly above the fair value of €768,474, resulting in an overvaluation of €521,526, or 67.9%. This property is considered overpriced. Buy-to-flip angle. A resale strategy could target a profitable exit by renovating the apartment, enhancing its appeal, and leveraging the demand in Lisbon's market. The potential for value addition through upgrades could facilitate a successful flip. Buy-to-let angle. Given the estimated monthly rental income of €1,505, the gross yield stands at 1.4%, offering a long-term rental option. This investment aligns with family renters in the suburban area, ensuring consistent cash flow over time.
Fair value modelled at €768,474 from 6 comparable sales in the area. Asking €1,290,000 sits €521,526 (67.9%) above — overpriced versus fair value.
Asking €1,290,000 versus the Olivais, Lisbon, Lisbon area baseline of €649,799 (€4,998/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €649,799, adjusted for condition and micro-location, gives a modelled fair value of €768,474 (€5,911/m²), a €521,526 (67.9%) gap versus the €1,290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Olivais · 3d96cd | Subject | €1,290,000 | €9,923 | — | 72 | 76 |
| rua Silveira Peixoto, 13 | Active | €410,000 | €4,457 | 55.1% | 75 | 81 |
| Alvalade · 001685 | Active | €1,090,000 | €7,032 | 29.1% | 75 | 84 |
| Areeiro · 190726 | Active | €950,000 | €7,143 | 28.0% | 78 | 75 |
| rua Cidade de São Paulo, 3 | Active | €799,999 | €4,790 | 51.7% | 73 | 76 |
| Median comp | €875,000 | €5,911 | 40.4% | 75 | 79 |
Long-term rental The property’s listing price of €1,290,000 significantly exceeds the calculated fair value of €768,474, indicating it is overpriced in the current market. With a gross yield of only 1.4%, the financial returns from a long-term rental investment do not justify the initial purchase cost. Family rental Despite its suburban location in Olivais and a decent neighbourhood rating of 76/100, the property’s price remains unreasonably high compared to its fair value of €768,474. The limited yield of 1.4% suggests that this property would not generate sufficient income for families seeking long-term rentals. Buy-and-hold While the property has moderate condition and neighbourhood scores, the substantial gap of 67.9% from fair value makes the €1,290,000 asking price a challenging investment for a buy-and-hold strategy. The low gross yield of 1.4% indicates that holding onto this property may not yield the expected returns over time, especially considering its overpriced status.
Tenant turnover risk High tenant turnover is a possibility given the Tenant stability score of 75/100, which could lead to increased vacancy periods and additional costs for re-leasing.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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