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 house of 91 m² on the 10th floor, built in 1987, energy rating D. Located on rua Alves Redol, 12, Odivelas parish, Odivelas municipality, Lisbon district. Nearby Amenities: Located just a 6-minute walk from the Odivelas metro station, the property benefits from excellent public transportation access. Floor Features: Situated on the 10th floor, the home offers elevated views of the surrounding area.
The valuation. The asking price of €360,000 sits significantly above the fair value of €247,400, indicating a premium of €112,600 (45.5%). Verdict: overpriced. Buy-to-flip angle. A buy-to-flip strategy could be challenging given the overpriced nature of the property; any resale would require extensive renovations to meet market expectations. Buy-to-let angle. With an estimated gross yield of 2.6% (€780/month), the rental income strategy would yield modest returns, appealing to long-term tenants looking for family-friendly options.
Fair value modelled at €247,400 from 6 comparable sales in the area. Asking €360,000 sits €112,600 (45.5%) above — overpriced versus fair value.
Asking €360,000 versus the rua Alves Redol, 12 area baseline of €235,361 (€2,586/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 58/100 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 €235,361, adjusted for condition and micro-location, gives a modelled fair value of €247,400 (€2,719/m²), a €112,600 (45.5%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Alves Redol, 12 | Subject | €360,000 | €3,956 | — | 58 | 78 |
| Santa Clara · 1f358c | Active | €375,000 | €2,660 | 32.8% | — | 82 |
| Ramada e Caneças · 49b7d3 | Active | €250,000 | €3,731 | 5.7% | 55 | 65 |
| Santa Clara · be951c | Active | €290,000 | €1,510 | 61.8% | 62 | 76 |
| Santa Clara · 4a44fe | Active | €560,000 | €2,489 | 37.1% | 68 | 69 |
| Median comp | €332,500 | €2,575 | 34.9% | 62 | 73 |
Long-term rental The property is overpriced with a listing price of €360,000, significantly above its fair value of €247,400, which presents a substantial gap of 45.5%. With a gross yield of only 2.6%, this investment does not align with attractive long-term rental returns in the area. Family rental Given its condition score of 58/100 and the high listing price of €360,000, this property may not provide the optimal environment for families seeking value in the Odivelas area. The excessive pricing relative to fair value of €247,400 limits the appeal for family rentals, which typically require a balance of affordability and quality. Buy-and-hold At a valuation of €360,000 against a fair market value of €247,400, this property is overpriced for a buy-and-hold strategy, indicating limited potential for capital appreciation. The low yield of 2.6% further complicates the investment outlook, making it a less favorable long-term hold in the suburban Lisbon market.
Potential Rent Fluctuations The economic stability score of 75 and tenant stability score of 75 suggest that while the property has a solid foundation, there could be moderate fluctuations in rental income due to potential economic shifts affecting tenant retention and demand in the area.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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