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 95 m² on the 9th floor, built in 1990. Located on rua José Saramago, Pontinha e Famões parish, Odivelas municipality, Lisbon district. This property offers a vibrant communal atmosphere with access to the building's doorman services and the convenience of nearby local amenities, enhancing overall quality of urban living.
The valuation. The asking price of €395,000 is slightly above the fair value of €368,307, representing a premium of €26,693 (7.2%). This positions the property as fairly valued within the current market landscape. Buy-to-flip angle. A potential buy-to-flip strategy could involve minor renovations to enhance appeal, targeting a resale price that leverages the location's proximity to Lisbon and updated living standards. Buy-to-let angle. With an estimated monthly rental income of €1,086, the property yields a gross return of 3.3%. This makes it suitable for long-term family rentals in the suburban area.
Fair value modelled at €368,307 from 6 comparable sales in the area. Asking €395,000 sits €26,693 (7.2%) above — overpriced versus fair value.
Asking €395,000 versus the rua José Saramago area baseline of €336,866 (€3,546/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 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 €336,866, adjusted for condition and micro-location, gives a modelled fair value of €368,307 (€3,877/m²), a €26,693 (7.2%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Saramago | Subject | €395,000 | €4,158 | — | 55 | 76 |
| rua 17 de Setembro, 14 | Active | €220,000 | €3,492 | 16.0% | 60 | 72 |
| rua Maria Brown, 7 | Active | €478,500 | €4,785 | 15.1% | 38 | 82 |
| Falagueira-Venda Nova · f36692 | Active | €295,000 | €4,214 | 1.4% | 60 | 76 |
| Falagueira-Venda Nova · 3df438 | Active | €260,000 | €3,768 | 9.4% | 60 | 72 |
| Median comp | €277,500 | €3,991 | 4.0% | 60 | 74 |
Long-term rental The 2-bed apartment in Pontinha e Famões has a gross yield of 3.3%, which aligns well with the neighbourhood’s overall performance. However, the property is priced just 7.2% above the fair value of €368,307, indicating it may not offer a significant return on investment in the long-term rental market. Buy-and-hold With its advantageous location in a suburban area of Lisbon and a decent neighbourhood score of 76/100, this property presents moderate growth potential. Nevertheless, at a listing price of €395,000, it sits above fair value, which may limit appreciation prospects for a buy-and-hold strategy. Family rental The apartment's size and layout make it a suitable option for families seeking residential rental properties in Odivelas. Despite its neighborhood rating, the price remains 7.2% above the fair value, which may reduce its attractiveness to family renters looking for competitive rental rates.
Economic Variability Risk The high economic stability score of 85 suggests a strong economy, but the tenant stability score of 70 indicates potential instability in tenant retention, which could affect rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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