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 58 m² on the 3rd floor, built in 1967, energy rating D. Located on autoestrada A1, Olivais parish, Lisbon municipality, Lisbon district. The apartment features a large balcony accessed from the second bedroom, providing a bright outdoor space perfect for relaxation or working from home.
The valuation. The asking price of €280,000 sits €10,326 (3.8%) above the fair value of €269,674, indicating a balanced market price. This property is not seen as a bargain nor significantly overpriced. Buy-to-flip angle. A resale strategy could capitalize on potential renovations targeting upgrades in kitchen and bathroom aesthetics, aiming for a higher return on investment. The achievable resale price should factor in location desirability and market conditions. Buy-to-let angle. With a gross yield of 4.6% at an estimated rental income of approximately €1,073 per month, this apartment presents a sound long-term rental opportunity. Its suburban location near Lisbon enhances its attractiveness to families seeking stability.
Fair value modelled at €269,674 from 6 comparable sales in the area. Asking €280,000 sits €10,326 (3.8%) above — overpriced versus fair value.
Asking €280,000 versus the autoestrada A1 area baseline of €286,382 (€4,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 46/100 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 €286,382, adjusted for condition and micro-location, gives a modelled fair value of €269,674 (€4,650/m²), a €10,326 (3.8%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| autoestrada A1 | Subject | €280,000 | €4,828 | — | 42 | 80 |
| Camarate, Unhos e Apelação · 89e74e | Active | €239,000 | €3,515 | 27.2% | 56 | 74 |
| rua de Manjacaze | Active | €320,000 | €4,848 | 0.4% | 42 | 76 |
| Sacavém e Prior Velho · 49b949 | Active | €279,000 | €3,361 | 30.4% | 45 | 76 |
| rua de Manica | Active | €320,000 | €4,848 | 0.4% | 50 | 69 |
| Median comp | €299,500 | €4,182 | 13.4% | 48 | 75 |
Long-term rental The 2-bed apartment in Olivais offers a gross yield of 4.6%, which is competitive in the current market despite its fair value indicating only a 3.8% gap. With the neighborhood rated 80/100 and strong employment opportunities due to proximity to Lisbon's CBD, it positions well for consistent rental demand. Family rental Targeting families looking for a suburban lifestyle near Lisbon, this property matches well with the area's amenities and its desirable neighborhood rating of 80/100. The fair valuation suggests that while pricing is reasonable, the condition of the apartment, scored at 46/100, may require attention to attract and retain family tenants effectively. Buy-and-hold Investing in this apartment as a long-term asset aligns with its fair value of €280,000, presenting an opportunity for steady appreciation over time. The solid rental yield of 4.6% supports the potential for cash flow, but the condition rating of 46/100 suggests that long-term value will be contingent on ongoing property improvements to maximize future returns.
Tenant turnover risk High tenant turnover could lead to periods of vacancy and increased turnover costs, particularly given the tenant stability score of 70/100.
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