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 38 m² on the 2nd floor, built in 1991, energy rating D. Located Pontinha e Famões parish, Odivelas municipality, Lisbon district. This property includes a versatile extra space that could serve as a home office, offering added functionality in a compact layout.
The valuation. The asking price of €250,000 is significantly above the fair value of €177,223, representing an overprice of €72,777 (41.1%). This valuation indicates a lack of investment appeal due to the inflated price. Buy-to-flip angle. Given the property’s condition score of 66/100, a targeted renovation strategy could enhance its marketability. Aiming for a resale price that reflects updated designs would be essential to achieve a profitable flip. Buy-to-let angle. With an estimated gross yield of 4.6% and potential rental income around €958/month, the property offers steady cash flow in a suburban location. The family rental strategy aligns well with the area's commuter zone demographics.
Fair value modelled at €181,493 from 5 comparable sales in the area. Asking €250,000 sits €68,507 (37.7%) above — overpriced versus fair value.
Asking €250,000 versus the Pontinha e Famões, Odivelas, Lisbon area baseline of €158,102 (€4,161/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €158,102, adjusted for condition and micro-location, gives a modelled fair value of €181,493 (€4,776/m²), a €68,507 (37.7%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Pontinha e Famões · 829071 | Subject | €250,000 | €6,579 | — | 58 | 74 |
| Encosta do Sol · 7e0d2a | Active | €325,000 | €4,063 | 38.2% | 60 | — |
| rua Ilha do Porto Santo, 6 | Active | €295,000 | €4,758 | 27.7% | 70 | 73 |
| rua República da Bolívia, 1 | Active | €399,000 | €4,926 | 25.1% | 67 | 78 |
| rua Pedro Franco | Active | €329,000 | €5,483 | 16.7% | 65 | 72 |
| Median comp | €327,000 | €4,842 | 26.4% | 66 | 73 |
Long-term rental This 2-bed apartment in Pontinha e Famões is currently overpriced, with a market value gap of 41.1% against its fair value of €177,223. The yield of 4.6% gross is not compelling enough to justify the elevated listing price in a suburban commuter zone with good neighborhood amenities and tenant quality ratings of 74/100. Family rental While the apartment is situated in a decent neighborhood, its current listing at €250,000 is significantly above the fair market value, making it an overpriced asset. The demand for family rentals in this area may be limited due to the high pricing, which overshadows the potential advantages offered by the local amenities and housing quality. Buy-and-hold Investing in this property as a buy-and-hold strategy is less attractive given its substantial overvaluation at €250,000 versus a fair value of €177,223, resulting in a 41.1% price gap. The moderate condition score of 66/100 further suggests that holding onto this property may not yield satisfactory returns in the long term under current market conditions.
Economic Downturn Risk The economic stability score of 80/100 indicates a potential vulnerability to economic downturns, which could negatively impact tenant retention despite a reasonably high tenant stability score of 75/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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