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 155 m² on the 2nd floor, built in 2018, energy rating A. Located on rua Belisário Pimenta, 8, Pontinha e Famões parish, Odivelas municipality, Lisbon district. This apartment boasts two private balconies, enhancing outdoor living space and providing excellent views, alongside a fully equipped kitchen featuring high-end built-in appliances.
The valuation. The asking price of €450,000 is slightly below the fair value of €468,507, indicating a difference of €18,507 or 4.0%. This property is fairly priced, making it a suitable investment opportunity.
Fair value modelled at €468,507 from 6 comparable sales in the area. Asking €450,000 sits €18,507 (4.0%) below — the upside to fair value.
Asking €450,000 versus the rua Belisário Pimenta, 8 area baseline of €345,925 (€2,232/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €345,925, adjusted for condition and micro-location, gives a modelled fair value of €468,507 (€3,023/m²), a €18,507 (4.0%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Belisário Pimenta, 8 | Subject | €450,000 | €2,903 | — | 80 | 72 |
| Casal de Cambra · 652f78 | Active | €520,000 | €3,006 | 3.5% | 80 | 76 |
| rua Doutor Mário Cal Brandão | Active | €420,000 | €3,134 | 8.0% | 75 | 73 |
| rua Mestre José Vizinho, 15 | Active | €447,500 | €2,617 | 9.9% | 75 | 74 |
| rua Mestre José Vizinho, 15 | Active | €440,000 | €2,037 | 29.8% | 74 | 72 |
| Median comp | €443,750 | €2,812 | 3.2% | 75 | 74 |
Long-term rental The 2-bed apartment in Pontinha e Famões offers a fair investment opportunity with a gross yield of 3.4% that aligns with local rental demands. Given the 4.0% gap from fair value, this property may not be the strongest performer in the long-term rental market. Family rental With a favorable condition rating of 81/100, this apartment is well-suited for family rentals in a neighborhood that benefits from Greater Lisbon's amenities. However, with a valuation at €450,000, the property is fairly priced and does not present a clear advantage for families seeking cost-effective living. Buy-and-hold Investors looking for a buy-and-hold strategy may appreciate the 4.0% gap from fair value, allowing for long-term price appreciation potential in Odivelas. The apartment’s fair pricing indicates stabilization in the market, but the modest yield of 3.4% may not appeal to all investors aiming for robust returns.
Tenant turnover risk The tenant stability score of 65 indicates a moderate likelihood of tenant turnover, which could lead to increased vacancy rates and potential loss of rental income over time.
Year 1, before income tax (IRS or IRC). Includes IMT, stamp duty, IMI and AIMI for a resident individual. Estimate: check with your accountant.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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