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 99 m², built in 1970, energy rating C. Located Olivais parish, Lisbon municipality, Lisbon district. This apartment includes built-in wardrobes for enhanced storage solutions and is situated in a building with an elevator for added accessibility, particularly beneficial for families.
The valuation. The asking price of €550,000 exceeds the fair value of €492,402 by €57,598, which represents an 11.7% premium. Given these figures, this property is considered overpriced.
Fair value modelled at €492,402 from 6 comparable sales in the area. Asking €550,000 sits €57,598 (11.7%) above — overpriced versus fair value.
Asking €550,000 versus the Olivais, Lisbon, Lisbon area baseline of €388,467 (€3,924/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €388,467, adjusted for condition and micro-location, gives a modelled fair value of €492,402 (€4,974/m²), a €57,598 (11.7%) gap versus the €550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Olivais · 8750fe | Subject | €550,000 | €5,556 | — | 73 | 77 |
| Olivais · 23f4f5 | Active | €595,000 | €4,722 | 15.0% | 80 | 73 |
| rua Sarmento de Beires, 32 | Active | €680,000 | €5,075 | 8.7% | 73 | 78 |
| rua Actor Vale, 41 | Active | €575,000 | €4,873 | 12.3% | 72 | 83 |
| Areeiro · 19f700 | Active | €650,000 | €6,019 | 8.3% | 75 | 82 |
| Median comp | €622,500 | €4,974 | 10.5% | 74 | 80 |
Long-term rental The 3-bed apartment in Olivais has a gross yield of only 2.9%, indicating limited potential for rental income relative to its listing price of €550,000. Given the fair value assessment at €492,402, this property is clearly overpriced, making it a less compelling option for long-term rental investors. Buy-and-hold While the proximity to Lisbon enhances the property’s appeal, the current listing price reflects an 11.7% gap above fair value, suggesting that this investment may not provide optimal capital appreciation over time. As such, the property is overpriced and may lead to lower returns for buy-and-hold investors. Family rental Although the property is situated in a suburban area with good schools and low crime, its listing price of €550,000 exceeds the fair value by 11.7%, indicating that families seeking rental options may find better value elsewhere. With its current pricing, this property is overpriced for the family rental market, limiting its attractiveness to potential tenants.
Economic Dependence Risk The economic stability score of 80 indicates a strong economy, but with a tenant stability score of 70, there may be fluctuations in rental demand that could affect cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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