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 110 m² on the 23th floor, energy rating C. Located Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts an impressive view over the Tagus River and is situated just a 5-minute walk from both Oriente Station and the Vasco da Gama Shopping Center.
The valuation. The asking price of €750,000 is significantly above the fair value of €525,984, indicating an overvaluation of €224,016 (42.6%). Such a premium suggests that the property is not a sound investment at this price point.
Fair value modelled at €525,984 from 6 comparable sales in the area. Asking €750,000 sits €224,016 (42.6%) above — overpriced versus fair value.
Asking €750,000 versus the Olivais, Lisbon, Lisbon area baseline of €416,401 (€3,785/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €416,401, adjusted for condition and micro-location, gives a modelled fair value of €525,984 (€4,782/m²), a €224,016 (42.6%) gap versus the €750,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Olivais · efdd0a | Subject | €750,000 | €6,818 | — | 88 | 76 |
| Santa Clara · 99f37d | Active | €680,000 | €4,626 | 32.2% | 80 | 75 |
| rua Sport Grupo Sacavenense | Active | €500,000 | €6,024 | 11.6% | 78 | 75 |
| rua Formosinho Sanchez | Active | €720,000 | €5,714 | 16.2% | 88 | 79 |
| Sacavém e Prior Velho · 262124 | Active | €380,000 | €4,000 | 41.3% | 80 | 73 |
| Median comp | €590,000 | €5,170 | 24.2% | 80 | 75 |
Long-term rental The property is overpriced at €750,000 compared to the fair value of €525,984, indicating a significant 42.6% gap. With a gross yield of only 2.5%, the financial returns fail to justify the elevated price in the current market. Family rental Despite its 85/100 condition rating, the €750,000 listing price is not justified given the fair market value of €525,984, representing a 42.6% discrepancy. The potential income from family rentals falls short of expectations given the inflated purchase price. Buy-and-hold While the property shows promise with its condition rating of 85/100, the €750,000 asking price significantly exceeds the fair market value of €525,984, creating a 42.6% gap. Investors may find that a buy-and-hold strategy is not optimal due to the reduced yield of 2.5% and the high entry cost. Not ideal for As this €750,000 property is overpriced, it is less suited for student housing or short-term vacation rentals, which typically require better financial metrics. Given its price tag, alternate strategies would yield better outcomes in more competitive markets.
Economic Downturn Risk With an economic stability score of 80/100, there is a moderate risk of economic downturn impacting rental income, especially with a tenant stability score of 75/100 indicating potential turnover or vacancy challenges.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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