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 78 m² on the 3rd floor, built in 1979, energy rating C. Located on rua Ricardo Reis, Odivelas parish, Odivelas municipality, Lisbon district. Noteworthy Features: This apartment boasts a generous balcony overlooking serene views, enhancing its appeal as a potential rental investment while benefiting from excellent natural light due to its East-West orientation.
The valuation. The asking price of €330,000 sits very close to the fair value of €331,678, reflecting a minimal difference of €1,678 or 0.5%. This property is considered fair in terms of its pricing. Buy-to-flip angle. A resale strategy could focus on enhancing the apartment's basic kitchen fixtures and updating average-quality materials for a potential profit margin, leveraging the minor price difference. This could attract buyers seeking a modern aesthetic. Buy-to-let angle. With an estimated gross yield of 3.6%, or around €990 per month, the apartment presents a solid long-term rental opportunity, appealing to families due to the suburban setting and stable investment characteristics of the area.
Fair value modelled at €331,678 from 6 comparable sales in the area. Asking €330,000 sits €1,678 (0.5%) below — the upside to fair value.
Asking €330,000 versus the rua Ricardo Reis area baseline of €313,900 (€4,024/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 €313,900, adjusted for condition and micro-location, gives a modelled fair value of €331,678 (€4,252/m²), a €1,678 (0.5%) gap versus the €330,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Ricardo Reis | Subject | €330,000 | €4,231 | — | 65 | 74 |
| rua Gago Coutinho, 14 | Active | €290,000 | €4,143 | 2.1% | — | 76 |
| rua da Memória, 15 | Active | €310,000 | €4,133 | 2.3% | 55 | 69 |
| rua Adelaide Cabete | Active | €326,000 | €3,582 | 15.3% | 70 | 74 |
| calçada de Carriche, 6 | Active | €469,000 | €6,253 | 47.8% | — | 79 |
| Median comp | €318,000 | €4,138 | 2.2% | 63 | 75 |
Long-term rental The property in Odivelas presents a gross yield of 3.6%, which aligns with the stable investment characteristics typically found in suburban Lisbon areas. With a fair value closely matching the listing price, it remains an adequate option for long-term rental investment, but offers limited upside potential. Buy-and-hold Given the current fair value status of the property, it appears to be a reasonable buy-and-hold investment, particularly in a neighborhood that scores 74/100 for desirable living conditions. However, as the property is priced closely to its fair value, the appreciation potential may be limited in the near term. Family rental The property is suitable for family rental due to its adequate size and fair condition rating of 62/100. Despite its appealing neighborhood scores, the price remains at fair value, suggesting that while it meets family rental needs, it might not offer a compelling investment opportunity in terms of immediate returns. Not ideal for short-term vacation rental The current valuation and market conditions make this property less suitable for short-term vacation rentals, as it does not capitalize on the potential for substantial evening and peak season income. Additionally, given its fair value, the property is not likely to yield the desired return typically associated with short-term stays.
Economic Vulnerability The Economic Stability score of 75/100 indicates a potential vulnerability to economic downturns that could affect tenant retention and rental income stability.
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