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 52 m² on the 1st floor, energy rating D. Located on rua Cidade da Praia, 355, Olivais parish, Lisbon municipality, Lisbon district. Unique Feature: This apartment’s corner position affords panoramic views and abundant sunlight, enhancing both its ambiance and energy efficiency throughout the day. Condition Note: The bathroom features modern fixtures contrasting with more dated bedroom aesthetics.
The valuation. The asking price of €290,000 is €25,085 (9.5%) above the fair value of €264,915. This positions the property at fair value, indicating a reasonable investment opportunity without overestimating its worth.
Fair value modelled at €264,915 from 6 comparable sales in the area. Asking €290,000 sits €25,085 (9.5%) above — overpriced versus fair value.
Asking €290,000 versus the rua Cidade da Praia, 355 area baseline of €235,153 (€4,522/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 is below the parish average, reducing 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 €235,153, adjusted for condition and micro-location, gives a modelled fair value of €264,915 (€5,095/m²), a €25,085 (9.5%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade da Praia, 355 | Subject | €290,000 | €5,577 | — | 65 | 77 |
| rua Alferes Barrilaro Ruas | Active | €275,000 | €4,167 | 25.3% | 62 | 78 |
| rua Doutor Oliveira Ramos | Active | €370,000 | €5,211 | 6.6% | 70 | 90 |
| largo 1. º Tenente João Rodrigues de Moura | Active | €398,500 | €6,131 | 9.9% | — | 79 |
| avenida de Roma | Active | €448,000 | €4,978 | 10.7% | 56 | 84 |
| Median comp | €384,250 | €5,095 | 8.7% | 62 | 82 |
Long-term rental The property offers a gross yield of 4.2%, positioned within a desirable neighbourhood that scores 77/100 for amenities and tenant quality. Given the fair valuation of €264,915 compared to the listing price of €290,000, it represents a solid option for stable income in the long-term rental market. Buy-and-hold While the current listing is fairly priced, the property is in a location likely to appreciate due to its urban characteristics and demand from both locals and expats. With a fair value assessment and a favourable neighbourhood rating, it could serve as a stable asset in a diversified portfolio for long-term investment. Value-add renovation The apartment's condition rating of 62/100 suggests there is potential for improvement through renovations, which could enhance the property’s value. However, at the current fair price, any upward valuation would need to be carefully considered against renovation costs and market conditions to ensure strong returns on investment.
Tenant turnover risk The tenant stability score of 70/100 suggests a higher likelihood of tenant turnover, which may lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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