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 80 m² on the 7th floor, energy rating E. Located on praceta João Villaret, 10, Póvoa de Santo Adrião e Olival Basto parish, Odivelas municipality, Lisbon district. This apartment features two generous balconies that offer unobstructed views and excellent solar exposure, enhancing both natural light and outdoor living potential.
The valuation. The asking price of €320,000 sits significantly above the fair value of €274,963, indicating it is overpriced by €45,037 (16.4%). This discrepancy suggests caution for potential investors. Buy-to-flip angle. The buy-to-flip strategy could be challenging due to the property's overpriced status; a resale would require substantial market appreciation to achieve profitability. Renovations may not yield sufficient returns given current valuations. Buy-to-let angle. The estimated gross yield of 4.3% at approximately €1,147/month offers moderate rental income potential, making it suitable for long-term family rentals. However, the property’s condition may necessitate updates to attract tenants.
Fair value modelled at €274,963 from 6 comparable sales in the area. Asking €320,000 sits €45,037 (16.4%) above — overpriced versus fair value.
Asking €320,000 versus the praceta João Villaret, 10 area baseline of €252,687 (€3,159/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 €252,687, adjusted for condition and micro-location, gives a modelled fair value of €274,963 (€3,437/m²), a €45,037 (16.4%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta João Villaret, 10 | Subject | €320,000 | €4,000 | — | 55 | 72 |
| Odivelas · 225a83 | Active | €395,000 | €3,238 | 19.1% | 58 | 73 |
| alameda das Linhas de Torres | Active | €598,000 | €6,229 | 55.7% | 45 | 78 |
| Santo António dos Cavaleiros e Frielas · 1e6480 | Active | €245,000 | €2,356 | 41.1% | 55 | 71 |
| Santo António dos Cavaleiros e Frielas · 261f4b | Active | €290,000 | €3,222 | 19.4% | 60 | 71 |
| Median comp | €342,500 | €3,230 | 19.2% | 57 | 72 |
Long-term rental The property is overpriced at €320,000 compared to its fair value of €274,963, which may limit potential returns in the long-term rental market. A gross yield of 4.3% is relatively modest, especially considering the condition rating of 54/100, indicating the need for potential investment in upgrades. Buy-and-hold Investing in this property at its current listing price is unwise, as it is assessed to be 16.4% above fair value. The expected returns over time will likely be constrained by the combination of the property's current valuation and moderate yield. Family rental While there is some potential for family rentals due to the suburban setting, the property is overpriced and may deter prospective tenants looking for competent value. Given the neighborhood rating of 72/100, attracting families may be more challenging with a gross yield of only 4.3%.
Tenant turnover risk The tenant stability score of 60/100 indicates a potential for higher tenant turnover, which could lead to increased vacancy rates and costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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