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 116 m² on the 4th floor, built in 2001, energy rating C. Located Ramada e Caneças parish, Odivelas municipality, Lisbon district. Noteworthy Features: This apartment includes a closed garage and a storage room, enhancing convenience and providing ample space for belongings in a desirable residential area.
The valuation. The asking price of €389,000 is slightly above the fair value of €377,489, indicating a difference of €11,511 (3.0%). This suggests that the property is priced fairly in the current market conditions.
Fair value modelled at €377,489 from 6 comparable sales in the area. Asking €389,000 sits €11,511 (3.0%) above — overpriced versus fair value.
Asking €389,000 versus the Ramada e Caneças, Odivelas, Lisbon area baseline of €342,636 (€2,954/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 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 €342,636, adjusted for condition and micro-location, gives a modelled fair value of €377,489 (€3,254/m²), a €11,511 (3.0%) gap versus the €389,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ramada e Caneças · 833f88 | Subject | €389,000 | €3,353 | — | 70 | 73 |
| avenida Professor Doutor Augusto Abreu Lopes | Active | €375,000 | €2,976 | 11.2% | 68 | 72 |
| avenida João Branco Núncio, 12 | Active | €295,000 | €3,242 | 3.3% | 62 | 75 |
| Santo António dos Cavaleiros e Frielas · 622841 | Active | €294,000 | €3,267 | 2.6% | 72 | 75 |
| rua Pulido Valente | Active | €485,000 | €3,277 | 2.3% | 75 | 76 |
| Median comp | €335,000 | €3,255 | 3.0% | 70 | 75 |
Long-term rental While the gross yield of 3.9% may seem appealing for a long-term rental, it reflects the property’s fair value of €389,000, which exceeds the fair value of €377,489 by 3.0%. The location benefits from the economic pull of Lisbon and a family-oriented neighborhood, attracting steady tenant demand but ultimately priced at market expectations. Buy-and-hold Investing in this 2-bed apartment as a buy-and-hold strategy would provide some stability given the fair standing of €389,000, but the 3.0% gap to fair value suggests that limited appreciation should be anticipated. The apartment's favorable location and decent condition mean it can serve well in a stable portfolio, yet it doesn’t present a strong upside potential due to its current pricing. Family rental The property serves as a reasonable family rental, situated in a residential area of Odivelas that scores 73/100 for neighborhood quality, appealing to family tenants. However, at a listing price of €389,000 against the fair value of €377,489, it is positioned at a fair price, without significant room for rental yield enhancement in the short term.
Tenant turnover risk High tenant turnover may occur given the tenant stability score of 70/100, potentially impacting rental income reliability and increasing vacancy periods.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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