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, 3-bathroom house of 131 m², built in 2003, energy rating B. Located on rua 16 de Abril, 169, Pontinha e Famões parish, Odivelas municipality, Lisbon district. Noteworthy Features: The property includes an expansive attic adaptable for varied uses and a barbecue area in the backyard, enhancing outdoor living and entertaining opportunities.**
The valuation. The asking price of €660,000 sits significantly above the fair value of €474,095, showing a disparity of €185,905 (39.2%). This property is therefore considered overpriced.
Fair value modelled at €474,095 from 6 comparable sales in the area. Asking €660,000 sits €185,905 (39.2%) above — overpriced versus fair value.
Asking €660,000 versus the rua 16 de Abril, 169 area baseline of €396,556 (€3,027/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €396,556, adjusted for condition and micro-location, gives a modelled fair value of €474,095 (€3,619/m²), a €185,905 (39.2%) gap versus the €660,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 16 de Abril, 169 | Subject | €660,000 | €5,038 | — | 75 | 79 |
| Casal de Cambra · 5ecf89 | Active | €545,000 | €4,467 | 11.3% | 82 | 71 |
| rua de São Sebastião | Active | €760,000 | €3,619 | 28.2% | 80 | 71 |
| rua Vergílio Ferreira, 22 | Active | €790,000 | €2,970 | 41.1% | 83 | 71 |
| Pontinha e Famões · a80c38 | Active | €760,000 | €3,619 | 28.2% | 80 | 78 |
| Median comp | €760,000 | €3,619 | 28.2% | 81 | 71 |
Family rental The property, with a listing price of €660,000, significantly exceeds the fair value of €474,095, indicating that it is overpriced by 39.2%. Although it features a decent condition score of 77/100 and is located in a neighborhood rated 79/100, the high listing price may deter potential family tenants seeking affordable housing options. Long-term rental At a gross yield of only 3.6%, the property does not present an attractive investment for long-term rental purposes considering its listing price of €660,000 versus a fair value of €474,095. The combination of an overpriced asset and competitive rental markets may hinder the potential for sustainable cash flow from long-term tenants. Buy-and-hold The elevated price of €660,000 relative to the fair value of €474,095 indicates that this property is overpriced, posing risks for a buy-and-hold strategy. Given the relatively modest gross yield of 3.6% and a strong neighborhood rating, investors may face challenges in realizing significant capital appreciation over time due to the initial overvaluation.
Tenant turnover risk High tenant turnover could disrupt rental income and increase vacancy rates despite both Economic and Tenant stability scores being at 80/100.
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