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.
3-bedroom, 2-bathroom apartment of 87 m². Located Olivais parish, Lisbon municipality, Lisbon district. This apartment features a spacious 22 m² living room, ideal for entertaining, and includes a convenient storage room for enhanced organization.
The valuation. The asking price of €565,000 is significantly above the fair value of €348,637, creating an overpricing of €216,363, or 62.1%. This valuation highlights that the property is overpriced in the current market.
Fair value modelled at €348,637 from 6 comparable sales in the area. Asking €565,000 sits €216,363 (62.1%) above — overpriced versus fair value.
Asking €565,000 versus the Olivais, Lisbon, Lisbon area baseline of €263,663 (€3,031/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 €263,663, adjusted for condition and micro-location, gives a modelled fair value of €348,637 (€4,007/m²), a €216,363 (62.1%) gap versus the €565,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Olivais · 2fc9d4 | Subject | €565,000 | €6,494 | — | 75 | 78 |
| rua Engenheiro Cunha Leal | Active | €349,000 | €3,753 | 42.2% | 80 | 78 |
| Olivais · cfe186 | Active | €485,000 | €5,640 | 13.2% | 80 | 75 |
| Sacavém e Prior Velho · 001b7d | Active | €685,000 | €6,062 | 6.7% | 75 | 73 |
| Sacavém e Prior Velho · 96c284 | Active | €386,000 | €3,676 | 43.4% | 73 | 72 |
| Median comp | €435,500 | €4,697 | 27.7% | 78 | 74 |
Long-term rental This property is overpriced by 62.1% compared to its fair value of €348,637, which undermines its potential for long-term rental viability. With a gross yield of only 2.6%, this investment may not generate sufficient returns to justify its inflated price. Family rental The strong family-oriented neighborhood scores of 78/100 are overshadowed by the apartment's overpriced listing of €565,000, which is significantly above fair value. Potential families might be dissuaded by the high cost relative to the area’s offerings, impacting rental demand. Buy-and-hold Holding this overpriced property may not yield the desired financial returns given its current valuation gap of 62.1%. The conditions and neighborhood ratings are appealing, but the excessive price ultimately compromises the investment's long-term appreciation potential.
Economic Vulnerability The economic stability score of 80 suggests potential disruptions in the local economy that could impact tenant demand, while a tenant stability score of 70 indicates moderate risk of tenant turnover rate affecting long-term cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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