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, 2-bathroom apartment of 116 m² on the 6th floor, built in 1977, energy rating C. Located on rua Cidade da Praia, 371, Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes built-in wardrobes in all four bedrooms, enhancing storage solutions, and is located just a 5-minute walk from Spacio Shopping Center, providing convenient access to shopping amenities.
The valuation. The asking price of €465,000 is slightly below the fair value of €478,470, indicating it is priced fairly at €13,470 or 2.8% less than market value. Buy-to-flip angle. The property can be targeted for a quick resale or wholesale strategy, capitalizing on its desirable location and modern finishes to attract buyers at a premium. Buy-to-let angle. With a projected gross yield of 4.2%, renting the apartment could generate around €1,628 per month, making it an appealing option for long-term investment.
Fair value modelled at €478,470 from 6 comparable sales in the area. Asking €465,000 sits €13,470 (2.8%) below — the upside to fair value.
Asking €465,000 versus the rua Cidade da Praia, 371 area baseline of €353,886 (€3,051/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €353,886, adjusted for condition and micro-location, gives a modelled fair value of €478,470 (€4,125/m²), a €13,470 (2.8%) gap versus the €465,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade da Praia, 371 | Subject | €465,000 | €4,009 | — | 72 | 81 |
| rua Alferes Mota da Costa | Active | €360,000 | €4,045 | 0.9% | 80 | 76 |
| rua Sport Grupo Sacavenense S / N | Active | €670,000 | €3,088 | 23.0% | 80 | 78 |
| rua Oliveira Cadornega, 52 | Active | €420,000 | €4,667 | 16.4% | 74 | 80 |
| praça Cidade de Díli, 6 | Active | €370,000 | €4,205 | 4.9% | 75 | 80 |
| Median comp | €395,000 | €4,125 | 2.9% | 78 | 79 |
Long-term rental The 4-bed apartment in Olivais, while priced fairly at €465,000, offers a gross yield of 4.2%, aligning closely with the fair value of €478,470. Given its safe residential area and proximity to public transportation and schools, this property is well-positioned for stable long-term rental income. Family rental This property is adequately priced at €465,000, with a fair value of €478,470, making it a suitable choice for family rentals given its size and local amenities. The neighborhood's strong tenant quality and accessibility to education and transport enhance its appeal to families seeking long-term living arrangements. Buy-and-hold At a listing price of €465,000, which is fair against the fair value of €478,470, this property represents a solid buy-and-hold opportunity, benefiting from a favorable location and strong community aspects. The 4.2% gross yield indicates potential for steady appreciation over time, supported by the demand in Lisbon's suburbs. Short-term vacation rental Despite the apartment being fairly priced, it is not an ideal candidate for short-term vacation rentals due to market saturation in Lisbon. The focus on family and long-term tenants yields a more favorable return on investment than transient rental options. Student housing The rental dynamics in this area position the property as less favorable for student housing, despite its fair valuation at €465,000. The neighborhood's attributes may not align with the transient needs of students, making long-term rentals a better investment choice.
Tenant turnover risk The tenant stability score of 75/100 indicates a potential risk of higher turnover, which could lead to increased vacancy rates and costs associated with finding new tenants.
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