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.
6-bedroom, 2-bathroom house of 145 m², built in 1969, energy rating D. Located on rua de Vila Fontes, 17, Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: This property includes a well-maintained garden on three fronts and parking space accommodating up to three cars in a strategically central Lisbon location.
The valuation. The asking price of €980,000 exceeds the fair value of €836,463 by €143,537 (17.2%), indicating the property is overpriced. This discrepancy suggests potential challenges in achieving a favorable return on investment. Buy-to-flip angle. A buy-to-flip strategy may prove challenging given the property is overpriced; however, minor renovations could enhance the appeal in the mixed neighborhood of Olivais. A successful flip will require careful market positioning and competitive pricing post-renovation. Buy-to-let angle. The estimated rental income of €2,858 per month results in a gross yield of 3.5%. While the property could cater to families in the suburban area, the current pricing may limit profitability in a competitive rental market.
Fair value modelled at €836,463 from 6 comparable sales in the area. Asking €980,000 sits €143,537 (17.2%) above — overpriced versus fair value.
Asking €980,000 versus the rua de Vila Fontes, 17 area baseline of €815,377 (€5,623/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 54/100 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 €815,377, adjusted for condition and micro-location, gives a modelled fair value of €836,463 (€5,769/m²), a €143,537 (17.2%) gap versus the €980,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Vila Fontes, 17 | Subject | €980,000 | €6,759 | — | 52 | 80 |
| Olivais · 1e62df | Active | €790,000 | €6,583 | 2.6% | — | 78 |
| rua Carlos Seixas | Active | €2,680,000 | €5,916 | 12.5% | 62 | 81 |
| Olivais · 93757d | Active | €950,000 | €5,621 | 16.8% | 65 | 74 |
| Olivais · 8ee8fe | Active | €900,000 | €5,028 | 25.6% | 53 | 77 |
| Median comp | €925,000 | €5,769 | 14.6% | 62 | 78 |
Long-term rental The property at €980,000 is overpriced compared to the fair value of €836,463, resulting in a 17.2% gap that makes long-term rental less attractive for return on investment. With a gross yield of only 3.5% and a condition score of 54/100, potential landlords may face challenges in generating sufficient cash flow. Buy-and-hold Investing in this 6-bed house may not be favorable as it is currently priced above its fair value, indicating a 17.2% premium that could affect long-term capital appreciation. The condition score of 54/100 and a yield of 3.5% suggest that this asset may not perform well in a buy-and-hold strategy given current market conditions. Family rental Given the property's current listing price of €980,000, it is overpriced compared to the fair value of €836,463, which could deter families seeking affordable rental options. The low yield of 3.5% further complicates the appeal for family rentals, making the investment less compelling. Short-term vacation rental This property is not suitable for short-term vacation rentals, especially considering it is overpriced at €980,000 against a fair valuation of €836,463. The gross yield of 3.5% and the overall condition score of 54/100 indicate that the investment would likely underperform in a competitive short-term rental market.
Tenant turnover risk The tenant stability score of 70/100 suggests a potential for higher tenant turnover, which may lead to increased vacancy rates and associated costs in the future.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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