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, 1-bathroom apartment of 90 m² on the 7th floor, built in 2006, energy rating D. Located on rua Oliveira Cadornega, 52, Marvila parish, Lisbon municipality, Lisbon district. Noteworthy Features: This property is situated near ISEL, enhancing its appeal for students and professionals, and boasts east/south exposure that floods the rooms with natural light throughout the day.
The valuation. The asking price of €420,000 is above the fair value of €374,830, making it overpriced by €45,170 (12.1%). This discrepancy suggests a significant markup that may deter discerning buyers.
Fair value modelled at €374,830 from 6 comparable sales in the area. Asking €420,000 sits €45,170 (12.1%) above — overpriced versus fair value.
Asking €420,000 versus the rua Oliveira Cadornega, 52 area baseline of €357,635 (€3,974/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €357,635, adjusted for condition and micro-location, gives a modelled fair value of €374,830 (€4,165/m²), a €45,170 (12.1%) gap versus the €420,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Oliveira Cadornega, 52 | Subject | €420,000 | €4,667 | — | 74 | 80 |
| rua Cidade da Beira, 368 | Active | €430,000 | €3,739 | 19.9% | 70 | 77 |
| rua Heróis de Quionga, 40 | Active | €330,000 | €4,125 | 11.6% | 72 | 83 |
| Olivais · 86cb1d | Active | €290,000 | €4,265 | 8.6% | 75 | 77 |
| praça Cidade de Díli, 6 | Active | €370,000 | €4,205 | 9.9% | 75 | 80 |
| Median comp | €350,000 | €4,165 | 10.8% | 74 | 79 |
Long-term rental The 4-bed apartment in Marvila is currently priced at €420,000, which is above its fair value of €374,830, indicating that it is overpriced. With a gross yield of 4.2%, the investment may not provide adequate return given the elevated entry price. Family rental Although the property could attract families due to its size, the asking price exceeds fair market value by 12.1%, resulting in an overpriced status. The apartment’s condition rating of 75/100 suggests that some additional investment may be necessary to fully appeal to family tenants. Buy-and-hold Investing in this Marvila apartment as a buy-and-hold strategy may present challenges due to its current listing of €420,000, which is significantly above the fair value of €374,830. While the neighbourhood scores an 80/100, indicating some potential, the property’s overpriced position reduces its attractiveness for long-term appreciation. Not ideal for The property is not suited for short-term vacation rentals, as it is overpriced and lacks the premium appeal typically sought in such markets. Additionally, the luxury market does not align well with this property due to its current valuation and condition. Not ideal for Student housing is also not a fitting strategy for this Marvila apartment since its price point does not reflect value for the demographic that typically seeks affordable living situations. The property is overpriced, making it an unsuitable candidate for this rental market segment.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy rates and additional property management costs.
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