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.
4-bedroom, 3-bathroom house of 225 m², built in 1995, energy rating D. Located on rua das Arroteias, 23, Ramada e Caneças parish, Odivelas municipality, Lisbon district. This property features a dedicated barbecue and wood oven area, perfect for outdoor gatherings, and a well-structured garden that allows for future pool installation with necessary approvals.
The valuation. The asking price of €790,000 is significantly above the fair value of €630,763, representing an overvaluation of €159,237 (25.2%). This pricing suggests limited negotiation leeway for potential buyers.
Fair value modelled at €630,763 from 6 comparable sales in the area. Asking €790,000 sits €159,237 (25.2%) above — overpriced versus fair value.
Asking €790,000 versus the rua das Arroteias, 23 area baseline of €510,234 (€2,268/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €510,234, adjusted for condition and micro-location, gives a modelled fair value of €630,763 (€2,803/m²), a €159,237 (25.2%) gap versus the €790,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Arroteias, 23 | Subject | €790,000 | €3,511 | — | 75 | 73 |
| Loures · 6f410a | Active | €890,000 | €2,967 | 15.5% | 75 | 70 |
| Ramada e Caneças · 023d04 | Active | €895,000 | €2,640 | 24.8% | 82 | 74 |
| Casal de Cambra · 0dcfae | Active | €550,000 | €2,371 | 32.5% | 68 | 72 |
| rua da Água, 6 | Active | €759,500 | €1,582 | 54.9% | 75 | 73 |
| Median comp | €824,750 | €2,506 | 28.6% | 75 | 73 |
Long-term rental This property, listed at €790,000, is overpriced by 25.2% compared to its fair value of €630,763, which could impact long-term yield potential. With a gross yield of only 3.6% and a condition rating of 82/100, it may not attract tenants seeking value in a competitive market. Family rental Although the suburban setting of Ramada e Caneças offers good family amenities, the property’s indicative price presents a significant gap to its fair value, indicating it may be less attractive to families on a budget. The 73/100 neighborhood rating suggests potential appeal, yet the high listing price could deter prospective tenants. Buy-and-hold Given the significant pricing discrepancy, this investment presents a challenging buy-and-hold scenario as the €790,000 listing is significantly above the fair value of €630,763. Investors may find the 3.6% yield insufficient to justify holding onto a property that is clearly overpriced in the current market. Not ideal for Short-term rental, Luxury market, Student housing.
Potential Economic Downturn The economic stability score of 70/100 suggests that fluctuations in the local economy could negatively impact tenant demand and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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