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 108 m² on the 2nd floor, built in 2003, energy rating D. Located on rua São Cristóvão, 257, Pontinha e Famões parish, Odivelas municipality, Lisbon district. Convenient Public Transport Access: This apartment is strategically located near various public transport options, facilitating easy commuting to Lisbon and surrounding areas while maintaining a tranquil residential environment. Adjacent Amenities: The proximity to essential services like schools and supermarkets enhances daily living convenience without long commutes.
The valuation. The asking price of €349,000 sits €53,015 (17.9%) above the fair value of €295,985, indicating that this property is overpriced. This discrepancy suggests limited room for negotiation to reach a more accurate market price.
Fair value modelled at €295,985 from 6 comparable sales in the area. Asking €349,000 sits €53,015 (17.9%) above — overpriced versus fair value.
Asking €349,000 versus the rua São Cristóvão, 257 area baseline of €254,245 (€2,354/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 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 €254,245, adjusted for condition and micro-location, gives a modelled fair value of €295,985 (€2,741/m²), a €53,015 (17.9%) gap versus the €349,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua São Cristóvão, 257 | Subject | €349,000 | €3,231 | — | 70 | 76 |
| Pontinha e Famões · 1e6447 | Active | €335,000 | €2,659 | 17.7% | 73 | 73 |
| Encosta do Sol · 023b1d | Active | €389,900 | €2,671 | 17.4% | 74 | 68 |
| Encosta do Sol · 25f521 | Active | €389,900 | €2,671 | 17.4% | 70 | 74 |
| rua Pulido Valente | Active | €485,000 | €3,277 | 1.4% | 75 | 76 |
| Median comp | €389,900 | €2,671 | 17.3% | 74 | 74 |
Long-term rental Given the property's gross yield of 4.2%, it does not provide a compelling investment case, particularly as it is overpriced by 17.9% compared to its fair value of €295,985. The suburban location offers good access to Lisbon's job market but lacks the robust amenities found in central Lisbon, which can impact tenant quality and demand. Buy-and-hold While holding this property may yield some appreciation over time, the current asking price has a significant gap to fair value, making it a risky buy-and-hold investment. The average condition score of 73/100 suggests that maintenance and renovations may be needed to maintain appeal in a competitive market. Family rental This property could appeal to families due to its size and access to suburban amenities; however, with a fair value gap of 17.9%, it is not an ideal financial commitment at its current price. The neighborhood's score of 76/100 indicates potential tenant desirability, but the overall high cost undermines its attractiveness as a family rental opportunity.
Economic downturn risk A slight decline in economic stability, currently at 75/100, could impact tenant stability, which is already at a strong 80/100, leading to potential increases in vacancy rates.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Sign in to buy the report or use a credit
