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.
1-bedroom, 1-bathroom apartment of 62 m² on the 3rd floor, built in 1990, energy rating D. Located on rua Alice Cruz, 44, Odivelas parish, Odivelas municipality, Lisbon district. Noteworthy Features: This apartment includes modern kitchen appliances and well-maintained communal areas, enhancing both functionality and comfort in a consolidated urban setting.
The valuation. The asking price of €245,000 is €24,173 (10.9%) above the fair value of €220,827, translating to a property that is overpriced in the current market. This discrepancy suggests limited room for negotiation in favor of the buyer.
Fair value modelled at €220,827 from 6 comparable sales in the area. Asking €245,000 sits €24,173 (10.9%) above — overpriced versus fair value.
Asking €245,000 versus the rua Alice Cruz, 44 area baseline of €200,076 (€3,227/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €200,076, adjusted for condition and micro-location, gives a modelled fair value of €220,827 (€3,562/m²), a €24,173 (10.9%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Alice Cruz, 44 | Subject | €245,000 | €3,952 | — | 70 | 76 |
| alameda Fernando Namora | Active | €285,000 | €3,353 | 15.2% | 67 | 79 |
| praceta Adriano Correia de Oliveira, 4-3E | Active | €250,000 | €3,676 | 7.0% | 72 | 81 |
| Mina de Água · 3d97ca | Active | €280,000 | €3,457 | 12.5% | 74 | 78 |
| rua António Feijó, 1 | Active | €298,000 | €3,772 | 4.5% | 65 | 73 |
| Median comp | €282,500 | €3,567 | 9.7% | 70 | 79 |
Long-term rental The property is priced at €245,000, which represents a 10.9% premium over the fair value of €220,827, signaling it may not be a wise long-term rental investment. Additionally, with a gross yield of 5.1% and a neighbourhood rating of 76/100, the potential returns do not justify the current asking price. Family rental At €245,000, this one-bedroom apartment is above the fair value, making it a less attractive option for families seeking stable rental accommodations. Although the property is situated in a family-friendly district with a decent neighbourhood rating, the 10.9% overvaluation undermines its appeal as a family rental. Buy-and-hold The current listing price of €245,000 exceeds the fair value estimate by 10.9%, indicating the property may not yield sufficient appreciation for a buy-and-hold strategy. With a condition score of 68/100 and a modest gross yield of 5.1%, the investment's long-term viability is questionable given its overpricing.
Tenant turnover risk High tenant turnover due to a tenant stability score of 70/100 may lead to increased vacancy rates and associated costs of re-letting the property.
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