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, 4-bathroom apartment of 141 m², energy rating D. Located Olivais parish, Lisbon municipality, Lisbon district. Key Feature: This apartment includes electric shutters with remote control for enhanced convenience and security, along with air conditioning in every room for optimal comfort year-round.
The valuation. The asking price of €735,000 is significantly above the fair value of €593,205, resulting in an excessive markup of €141,795 (23.9%). Verdict: overpriced. Buy-to-flip angle. A resale strategy could focus on modernizing the property to appeal to upscale buyers, potentially allowing for a profitable flip given the high-quality materials and finishes used throughout. Buy-to-let angle. This property can generate an estimated rental income of €1,838 per month, translating to a gross yield of 3%, making it suitable for long-term investment within the suburban Lisbon market.
Fair value modelled at €593,205 from 6 comparable sales in the area. Asking €735,000 sits €141,795 (23.9%) above — overpriced versus fair value.
Asking €735,000 versus the Olivais, Lisbon, Lisbon area baseline of €428,442 (€3,039/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €428,442, adjusted for condition and micro-location, gives a modelled fair value of €593,205 (€4,207/m²), a €141,795 (23.9%) gap versus the €735,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Olivais · 3a6fb2 | Subject | €735,000 | €5,213 | — | 80 | 76 |
| praça Cidade Salazar | Active | €695,000 | €5,110 | 2.0% | 65 | 77 |
| rua da Ilha dos Amores | Active | €1,890,000 | €7,560 | 45.0% | 77 | 82 |
| rua Domingos Leite Pereira | Active | €950,000 | €3,125 | 40.1% | 78 | 71 |
| rua Álvaro Xavier de Castro | Active | €660,000 | €2,895 | 44.5% | 80 | 75 |
| Median comp | €822,500 | €4,118 | 21.0% | 78 | 76 |
Long-term rental The property in Olivais, listed at €735,000, exhibits a substantial gap of 23.9% from its fair value of €593,205, making it overpriced for a long-term rental strategy. With a gross yield of only 3%, this investment would likely struggle to deliver sufficient cash flow against the elevated purchase price. Family rental Although the 4-bed apartment holds a good condition score of 83/100 and is located in a suburban setting, its high listing price reflects a significant premium over the fair value of €593,205, categorizing it as overpriced. A potential family rental will face challenges in attracting tenants willing to pay a premium for the space without the corresponding value. Buy-and-hold Given the property’s listing price at €735,000, which exceeds the fair value by 23.9%, this buy-and-hold strategy may present difficulties, as the investment is overpriced relative to its market value of €593,205. While the condition is decent, the anticipated long-term appreciation may not compensate for the high initial investment, leading to an unfavorable return on investment.
Economic Vulnerability The economic stability score of 75/100 indicates potential fluctuations in the local economy that could impact property values adversely.
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