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, 2-bathroom apartment of 156 m², built in 2007, energy rating B. Located Odivelas parish, Odivelas municipality, Lisbon district. This apartment boasts a spacious 23m² terrace, ideal for outdoor entertainment and relaxation, complemented by granite countertops and high-quality hardwood flooring throughout.
The valuation. The asking price of €475,000 is significantly above the fair value of €405,672, representing an overpricing of €69,328 (17.1%). This disparity suggests that buyers may need to negotiate extensively to reach a more equitable price.
Fair value modelled at €405,672 from 6 comparable sales in the area. Asking €475,000 sits €69,328 (17.1%) above — overpriced versus fair value.
Asking €475,000 versus the Odivelas, Odivelas, Lisbon area baseline of €340,700 (€2,184/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €340,700, adjusted for condition and micro-location, gives a modelled fair value of €405,672 (€2,600/m²), a €69,328 (17.1%) gap versus the €475,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Odivelas · 07fc5c | Subject | €475,000 | €3,045 | — | 70 | 74 |
| avenida Reinaldo dos Santos, 22 | Active | €665,000 | €2,598 | 14.7% | 78 | 76 |
| rua José Gomes Monteiro, 10 | Active | €468,000 | €3,184 | 4.6% | 74 | 77 |
| Pontinha e Famões · 627403 | Active | €479,000 | €2,603 | 14.5% | — | 66 |
| rua Belisário Pimenta, 8 | Active | €450,000 | €2,903 | 4.7% | 80 | 72 |
| Median comp | €473,500 | €2,753 | 9.6% | 78 | 74 |
Long-term rental The current listing price of €475,000 leads to a gross yield of only 3.9%, which is insufficient to justify the increased cost given the fair value of €405,672. Therefore, the property is overpriced and does not present an attractive investment opportunity for long-term rental. Buy-and-hold With a gap of 17.1% from its fair value, this property appears overpriced for a buy-and-hold strategy, making it challenging to achieve favorable capital appreciation. The combination of a relatively low yield at 3.9% further diminishes its attractiveness as a long-term asset. Family rental While the suburban location provides lower crime rates and reasonable amenities, the property is overpriced at €475,000, exceeding the fair value of €405,672. The yield of 3.9% does not adequately reflect the investment risk associated with such a high purchase price for family rental purposes.
Tenant volatility risk Despite a decent tenant stability score of 70/100, there is a potential risk of turnover and vacancy that could affect rental income and cash flow 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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