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, 1-bathroom apartment of 51 m², built in 1988. Located on rua Sargento Armando M Ferreira, Olivais parish, Lisbon municipality, Lisbon district. Unique Feature: This apartment boasts a balcony that enhances outdoor space and provides natural light while being conveniently located near Encarnação Metro Station for easy commuting.
The valuation. The asking price of €329,000 is significantly above the fair value of €268,498, indicating an overpricing of €60,502 or 22.5%. This property does not present a financial opportunity in its current listing. Buy-to-flip angle. With the right renovations, a buy-to-flip strategy could potentially enhance the property’s value, but the initial overvaluation may limit profit margins upon resale. A brisk resale could help recover costs, but care is advised. Buy-to-let angle. Targeting long-term rentals, the estimated monthly income of €850 yields a gross rental yield of 3.1%. This figure suggests moderate cash flow potential, although the initial purchase price may suppress overall profitability.
Fair value modelled at €268,498 from 6 comparable sales in the area. Asking €329,000 sits €60,502 (22.5%) above — overpriced versus fair value.
Asking €329,000 versus the rua Sargento Armando M Ferreira area baseline of €218,460 (€4,284/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 €218,460, adjusted for condition and micro-location, gives a modelled fair value of €268,498 (€5,265/m²), a €60,502 (22.5%) gap versus the €329,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Sargento Armando M Ferreira | Subject | €329,000 | €6,451 | — | 80 | 80 |
| rua Teresa de Saldanha, 22 | Active | €275,000 | €3,929 | 39.1% | 75 | 81 |
| Moscavide e Portela · 190911 | Active | €340,000 | €5,862 | 9.1% | 80 | 80 |
| Alvalade · 4d4484 | Active | €445,000 | €8,241 | 27.7% | 74 | 81 |
| rua Bento de Jesus Caraça | Active | €325,000 | €5,702 | 11.6% | 74 | 76 |
| Median comp | €332,500 | €5,782 | 10.4% | 75 | 81 |
Long-term rental Despite a reasonable gross yield of 3.1%, the apartment's listing price of €329,000 is 22.5% above its fair value of €268,498, indicating it is overpriced for sustained rental income. In the current market context, securing reliable tenants may be challenging due to the elevated cost relative to neighborhood standards. Family rental While the condition rating of 82/100 suggests a well-maintained property that could appeal to families, the price of €329,000 remains 22.5% over the determined fair value. Families may reconsider their options if they perceive the rental value as not justifying the high purchase price in this suburban Lisbon area. Buy-and-hold Holding onto this property for future appreciation could be problematic, especially as it is listed at €329,000, significantly above the fair value of €268,498, marking it overpriced. The potential for long-term value increase is limited by the initial high investment cost compared to the overall neighborhood dynamics and economic conditions.
Economic Downturn Risk There is a potential risk of reduced rental income if economic conditions deteriorate, given the tenant stability score of 75/100 which suggests some vulnerability in occupancy levels against a strong economic backdrop of 85/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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