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, 2-bathroom apartment of 109 m² on the 5th floor, built in 2022, energy rating A. Located on avenida de Berlim, 19, Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes a private terrace perfect for outdoor entertaining and offers exceptional natural light due to large floor-to-ceiling windows throughout.
The valuation. The asking price of €795,000 is significantly higher than the fair value of €634,689, exceeding it by €160,311 (25.3%). This property is overpriced based on market evaluations.
Fair value modelled at €634,689 from 6 comparable sales in the area. Asking €795,000 sits €160,311 (25.3%) above — overpriced versus fair value.
Asking €795,000 versus the avenida de Berlim, 19 area baseline of €505,981 (€4,642/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €505,981, adjusted for condition and micro-location, gives a modelled fair value of €634,689 (€5,823/m²), a €160,311 (25.3%) gap versus the €795,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida de Berlim, 19 | Subject | €795,000 | €7,294 | — | 80 | 74 |
| parque das Nações | Active | €560,000 | €5,490 | 24.7% | 75 | 81 |
| rua Jorge Colaço, 15 | Active | €575,000 | €6,319 | 13.4% | 85 | 85 |
| avenida Capitão Salgueiro Maia | Active | €750,000 | €5,682 | 22.1% | 85 | 79 |
| rua Sport Grupo Sacavenense S / N | Active | €495,000 | €5,964 | 18.2% | 80 | 78 |
| Median comp | €567,500 | €5,823 | 20.2% | 83 | 80 |
Long-term rental The property is overpriced at €795,000, which is 25.3% above its fair value of €634,689, resulting in a gross yield of just 1.9%. Although the area has stable demographics and good access to Lisbon, the long-term returns fail to justify this premium price. Family rental Despite the family-oriented nature of the Olivais neighborhood, the apartment's asking price of €795,000 significantly exceeds its fair value of €634,689. The 1.9% gross yield indicates that this investment is not likely to attract families seeking affordable rental options. Buy-and-hold At a listing price of €795,000, the buy-and-hold strategy presents an uphill battle with the property being 25.3% overpriced compared to its fair value of €634,689. The potential for appreciation is limited due to the low yield of 1.9%, making this a less attractive long-term investment. Not ideal for: Short-term vacation rental, Student housing.
Tenant turnover risk The tenant stability score of 70/100 suggests a moderate risk of vacancy, which may impact rental income stability and property cash flow.
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