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 85 m², energy rating D. Located Olivais parish, Lisbon municipality, Lisbon district. This apartment features a spacious garage, beneficial for urban living, and is just a 5-minute walk from the local metro station, ensuring quick access to central Lisbon.
The valuation. The asking price of €470,000 is 5.3% above the fair value of €446,421, indicating that it is relatively priced fairly in the current market. This slight premium may reflect the quality of the finishes and location.
Fair value modelled at €446,421 from 6 comparable sales in the area. Asking €470,000 sits €23,579 (5.3%) above — overpriced versus fair value.
Asking €470,000 versus the Olivais, Lisbon, Lisbon area baseline of €326,285 (€3,839/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €326,285, adjusted for condition and micro-location, gives a modelled fair value of €446,421 (€5,252/m²), a €23,579 (5.3%) gap versus the €470,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Olivais · 2d8202 | Subject | €470,000 | €5,529 | — | 90 | 77 |
| avenida 5 de Outubro, 267 | Active | €669,000 | €6,082 | 10.0% | 78 | 86 |
| Olivais · 5e61a1 | Active | €480,000 | €5,053 | 8.6% | 80 | 74 |
| Olivais · 6270ab | Active | €435,000 | €4,833 | 12.6% | 75 | 74 |
| rua Cidade da Beira | Active | €430,000 | €5,375 | 2.8% | 82 | 80 |
| Median comp | €457,500 | €5,214 | 5.7% | 79 | 77 |
Long-term rental The property in Olivais, Lisbon, presents a stable opportunity for long-term rental with a fair value closely aligned with its listing price. With a gross yield of 3.4% and a condition score of 85/100, it suggests consistent demand in an affluent area. Buy-and-hold Investing in this property as a buy-and-hold strategy aligns well with the fair valuation, given its solid condition and favorable neighborhood rating of 77/100. While holding the asset, investors can benefit from rental income and potential appreciation in a desirable location. Family rental This apartment appeals to families seeking a comfortable living space in Lisbon, given its solid size and proximity to amenities. The fair pricing paired with the neighborhood's positive characteristics supports it as a family rental investment with good prospects even in a competitive market. Short-term rental This property is not well-suited for short-term rental given its fair valuation and the yield it offers, which may not provide the returns typically sought in that sector. Additionally, the neighborhood characteristics do not strongly support transient occupancy. Student housing Due to its fair value and lower yield, this property is less ideal for student housing, which often requires a more attractive rate of return. The current market dynamics in Olivais do not favor high turnover needed for this strategy, making it less appealing for such purposes.
Economic Disparity Risk The high economic stability score of 90/100 suggests a robust economic environment, but the tenant stability score of 70/100 indicates potential volatility in tenant retention, which could affect rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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