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.
2-bedroom, 1-bathroom apartment of 75 m², built in 1967, energy rating B. Located on rua Cidade de Nova Lisboa S / N, Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment offers a privileged solar orientation and a stunning view over Olivais and Parque das Nações, enhancing its already exceptional brightness throughout the day.
The valuation. The asking price of €450,000 sits €61,979, or 16.0%, above the fair value of €388,021, indicating that the property is overpriced. This discrepancy suggests a cautious approach for prospective investors.
Fair value modelled at €388,021 from 6 comparable sales in the area. Asking €450,000 sits €61,979 (16.0%) above — overpriced versus fair value.
Asking €450,000 versus the rua Cidade de Nova Lisboa S / N area baseline of €312,889 (€4,172/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €312,889, adjusted for condition and micro-location, gives a modelled fair value of €388,021 (€5,174/m²), a €61,979 (16.0%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de Nova Lisboa S / N | Subject | €450,000 | €6,000 | — | 75 | 74 |
| avenida Cidade de Luanda | Active | €349,000 | €4,847 | 19.2% | 80 | 68 |
| Sacavém e Prior Velho · d7a3f0 | Active | €283,000 | €3,931 | 34.5% | 74 | 70 |
| Sacavém e Prior Velho · 28ba4c | Active | €330,000 | €5,500 | 8.3% | 82 | 78 |
| rua Doutor António da Silva Patacho | Active | €355,000 | €4,128 | 31.2% | 80 | 77 |
| Median comp | €339,500 | €4,488 | 25.2% | 80 | 74 |
Long-term rental This 2-bed apartment in Olivais is overpriced at €450,000, with a fair value of €388,021 representing a 16% gap. The gross yield of 2.9% is suboptimal for long-term rental investments in a suburban area, indicating limited upside potential for consistent rental income. Family rental The property appears overpriced relative to its fair value of €388,021, making the listing at €450,000 less attractive for family rentals. While the area offers reasonable access to amenities, the yield of 2.9% may deter families seeking value for their living investments. Buy-and-hold At €450,000, this apartment is overpriced compared to its fair value of €388,021, resulting in a 16.0% discrepancy. Given the gross yield of 2.9% and the suburban location, this buy-and-hold strategy may not generate sufficient appreciation to justify the initial investment. Not ideal for short-term vacation rental The current pricing of €450,000 makes this property an unattractive option for short-term vacation rentals, with a fair value of only €388,021. The unsatisfactory yield and suburban context further limit the appeal for short-term operators. Not ideal for student housing Priced at €450,000, the apartment is above its fair value of €388,021, making it unsuitable for the student housing market. The lower yield of 2.9% does not align with the typically higher returns expected in this segment. Not ideal for luxury market The apartment's listing price of €450,000 is considered overpriced compared to its fair value of €388,021. Given its location in a suburban area with a moderate rating, this property lacks the characteristics sought after in the luxury market.
Economic Downturn Risk A significant economic downturn could impact the property as it has a relatively high economic stability score of 80/100, indicating potential vulnerability during financial crises.
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