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, 1-bathroom house of 58 m², built in 1962. Located on rua dos Moinhos, 12, Odivelas parish, Odivelas municipality, Lisbon district. Noteworthy Features: The property includes a spacious sunroom and a versatile attic room, enhancing its potential for customization and additional living space.
The valuation. The asking price of €299,900 is significantly above the fair value of €225,741, indicating an overvaluation of €74,159 (32.9%). This discrepancy suggests the property is not a sound investment choice. Buy-to-flip angle. A buy-to-flip strategy would require purchasing the house below fair value to generate a profit upon resale, but given its current asking price, this approach seems unfeasible. Buy-to-let angle. The gross yield is currently 0% due to the asking price exceeding market norms, making the rental income strategy less enticing for potential investors.
Fair value modelled at €225,741 from 6 comparable sales in the area. Asking €299,900 sits €74,159 (32.9%) above — overpriced versus fair value.
Asking €299,900 versus the rua dos Moinhos, 12 area baseline of €223,145 (€3,847/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €223,145, adjusted for condition and micro-location, gives a modelled fair value of €225,741 (€3,892/m²), a €74,159 (32.9%) gap versus the €299,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Moinhos, 12 | Subject | €299,900 | €5,171 | — | — | 76 |
| rua Guerra Junqueiro, 18 | Active | €340,000 | €4,857 | 6.1% | 70 | 74 |
| Santa Clara · 86ccd9 | Active | €460,000 | €3,333 | 35.5% | 68 | 72 |
| Santa Clara · be951c | Active | €290,000 | €1,510 | 70.8% | 62 | 76 |
| rua Casal do Abadeço, 739 | Active | €490,000 | €3,828 | 26.0% | 70 | 72 |
| Median comp | €400,000 | €3,581 | 30.8% | 69 | 73 |
Long-term rental This property, with a gap of 32.9% above fair value, is overpriced, leading to a zero gross yield that diminishes its attractiveness as a long-term rental option. Given the suburban location and local amenities, potential rental income may not cover the initial investment costs adequately. Family rental The property is priced significantly above its fair value, which could hinder its viability as a family rental due to the 0% gross yield and high initial investment. While the neighbourhood scores well for safety and amenities, the overpriced nature raises concerns about future rental demand. Buy-and-hold With a current listing price that exceeds fair value by 32.9%, the property is overpriced, resulting in a 0% gross yield that complicates long-term appreciation prospects. Investors should be cautious, as the neighbourhood's positive ratings may not justify the steep entry cost in a buy-and-hold strategy.
Economic Downturn Risk The economic stability score of 85 indicates strong economic conditions, but the tenant stability score of 70 suggests a potential for higher tenant turnover, which may impact cash flow during economic fluctuations.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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