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.
3-bedroom, 2-bathroom apartment of 85 m², energy rating D. Located Olivais parish, Lisbon municipality, Lisbon district. Location: Only a two-minute walk to Spacio shopping center, providing easy access to retail and dining options in a tranquil area of Olivais Sul. Condition: Recently updated bathrooms enhance functionality and comfort.
The valuation. The asking price of €477,000 is positioned above the fair value of €448,408 by €28,592 (6.4%). Verdict: fair. Buy-to-flip angle. A resale strategy could capitalize on minor renovations, enhancing appeal to potential buyers in a desirable neighborhood, potentially fetching a higher price. Buy-to-let angle. With an estimated rental income of €1,312/month, the property offers a gross yield of 3.3%, making it a solid option for long-term family rentals.
Fair value modelled at €448,408 from 6 comparable sales in the area. Asking €477,000 sits €28,592 (6.4%) above — overpriced versus fair value.
Asking €477,000 versus the Olivais, Lisbon, Lisbon area baseline of €395,699 (€4,655/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €395,699, adjusted for condition and micro-location, gives a modelled fair value of €448,408 (€5,275/m²), a €28,592 (6.4%) gap versus the €477,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Olivais · a8021f | Subject | €477,000 | €5,612 | — | 65 | 76 |
| rua Cidade de Benguela S / N | Active | €399,000 | €5,320 | 5.2% | 68 | 73 |
| rua Barão de Sabrosa, 346A | Active | €448,000 | €4,978 | 11.3% | 55 | 82 |
| rua Cidade de Benguela, 293B | Active | €340,000 | €5,231 | 6.8% | 58 | 80 |
| Marvila · 38b4c2 | Active | €395,000 | €5,563 | 0.9% | — | 80 |
| Median comp | €397,000 | €5,276 | 6.0% | 58 | 80 |
Long-term rental Given the fair valuation of €448,408 and the gross yield of 3.3%, this property represents a moderate investment opportunity for long-term rental, aligning with the neighborhood's stable demand dynamics. However, the yield is relatively low, indicating that while it fits within acceptable parameters, investors should carefully assess potential cash flow outcomes. Buy-and-hold With a fair value assessment placing this apartment at €448,408 and a 6.4% gap from the listing price, investors might consider this as a viable buy-and-hold strategy for future appreciation. Nevertheless, the current yield of 3.3% suggests that while ownership in this area could yield some value over time, immediate cash flow returns may be limited. Family rental This property is well-positioned in a safe suburb of Lisbon, appealing for families, yet the gap to fair value at 6.4% suggests it is priced fairly without significant investment upside. The neighborhood's decent ratings bolster the attractiveness for longer-term family rentals, although the current yield of 3.3% may not fully support aggressive rental strategies. Not ideal for short-term vacation rental This property is fairly priced, but with a gross yield of 3.3% and a condition score of only 65/100, it may not attract short-term vacation renters effectively. The overall market dynamics and potential restrictions in suburban areas could further hinder profitability in this rental strategy. Not ideal for student housing Considering the property’s fair valuation and neighborhood appeal, it is not a prime candidate for student housing due to the limited yield and the average condition rating of merely 65/100. The target demographic of students may seek more vibrant locations closer to educational institutions rather than residential suburbs like Olivais.
Tenant turnover risk The tenant stability score of 75/100 suggests a potential for higher turnover rates, which could affect rental income stability and increase vacancy periods.
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