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 81 m², energy rating E. Located Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment features quality materials in the kitchen and benefits from excellent road access, notably to the 2nd Circular and A1, facilitating transportation. Valuation Verdict: Fair
The valuation. The asking price of €399,000 is slightly below the fair value of €419,606, representing a 4.9% difference. This suggests that the property is priced fairly in the current market context.
Fair value modelled at €419,606 from 6 comparable sales in the area. Asking €399,000 sits €20,606 (4.9%) below — the upside to fair value.
Asking €399,000 versus the Olivais, Lisbon, Lisbon area baseline of €390,555 (€4,822/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 €390,555, adjusted for condition and micro-location, gives a modelled fair value of €419,606 (€5,180/m²), a €20,606 (4.9%) gap versus the €399,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Olivais · 33bdbb | Subject | €399,000 | €4,926 | — | 70 | 76 |
| Olivais · 9384a9 | Active | €369,000 | €5,507 | 11.8% | 68 | 73 |
| Olivais · 1339c9 | Active | €395,000 | €5,130 | 4.1% | 74 | 79 |
| rua Vila Alferes Chamusca | Active | €369,000 | €5,507 | 11.8% | 62 | 78 |
| Olivais · f14bcd | Active | €340,000 | €4,658 | 5.4% | 70 | 79 |
| Median comp | €369,000 | €5,319 | 8.0% | 69 | 79 |
Long-term rental This property offers a gross yield of 4%, making it a reasonable option for long-term rental in the Lisbon market. However, with a fair value gap of just 4.9%, the opportunity for significant appreciation may be limited. Family rental Given its suburban safety and access to schools and transit, this 4-bed apartment could be suitable for family rental. Still, the property is deemed fairly priced, suggesting that while it may meet demand, it lacks an attractive investment upside. Buy-and-hold As a buy-and-hold investment, this property aligns well with stable tenant quality in the Olivais neighborhood. However, the current valuation aligns closely with fair market value, indicating limited potential for significant future gains in this strategy.
Tenant turnover risk With a tenant stability score of 75/100, there is a moderate risk of higher vacancy rates impacting rental income and overall property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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