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 duplex of 55 m², built in 1989, energy rating F. Located on rua do Monte Olivete, Santo António parish, Lisbon municipality, Lisbon district. This duplex features a stylish open-concept living area with large windows that provide abundant natural light and a balcony offering stunning views of the Lisbon skyline.
The valuation. The asking price of €670,000 exceeds the fair value of €383,434 by €286,566 (74.7%), indicating that the property is overpriced. This significant discrepancy suggests potential investors should proceed with caution.
Fair value modelled at €383,434 from 6 comparable sales in the area. Asking €670,000 sits €286,566 (74.7%) above — overpriced versus fair value.
Asking €670,000 versus the rua do Monte Olivete area baseline of €363,677 (€6,612/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €363,677, adjusted for condition and micro-location, gives a modelled fair value of €383,434 (€6,972/m²), a €286,566 (74.7%) gap versus the €670,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Monte Olivete | Subject | €670,000 | €12,182 | — | 76 | 79 |
| Santo António · 9372dd | Active | €690,000 | €12,545 | 3.0% | 75 | 82 |
| Misericórdia · 4a809a | Active | €560,000 | €7,000 | 42.5% | 80 | 84 |
| travessa de São Bernardino, 19 | Active | €589,000 | €5,078 | 58.3% | 78 | 85 |
| rua Angelina Vidal, 1 | Active | €479,900 | €6,665 | 45.3% | 86 | 90 |
| Median comp | €574,500 | €6,833 | 43.9% | 79 | 85 |
Long-term rental The property presents a low yield of 2.5%, suggesting that it may not provide a sufficient return on investment over time. Additionally, with a significant gap of 74.7% above its fair value, this duplex is overpriced in the current market. Buy-and-hold Investing in this property for a buy-and-hold strategy would likely result in suboptimal returns due to its high purchase price compared to the estimated fair value. Given its overpriced status at €670,000, it poses a risk of stagnating value and potential losses in a fluctuating market. Family rental While the property is located in a relatively stable neighborhood, its overvaluation limits its attractiveness for family rentals, where affordability is key. The substantial gap from fair value indicates that families might find this duplex out of reach, reducing potential tenant interest.
Tenant turnover risk High tenant turnover is likely due to a tenant stability score of 65/100, which may lead to increased vacancy rates and costs associated with re-letting the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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