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 125 m² on the 4th floor, built in 2005, energy rating C. Located on avenida de Berlim, Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment features high-quality hardwood flooring and a spacious living room with abundant natural light, despite the dated appearance of the bathrooms and building exterior.
The valuation. The asking price of €560,000 is below the fair value of €619,248, indicating the property is subpriced by €59,248 (9.6%). This presents an appealing opportunity for potential buyers who recognize its true worth.
Fair value modelled at €619,248 from 6 comparable sales in the area. Asking €560,000 sits €59,248 (9.6%) below — the upside to fair value.
Asking €560,000 versus the avenida de Berlim area baseline of €566,127 (€4,529/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 €566,127, adjusted for condition and micro-location, gives a modelled fair value of €619,248 (€4,954/m²), a €59,248 (9.6%) gap versus the €560,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida de Berlim | Subject | €560,000 | €4,480 | — | 58 | 73 |
| Areeiro · b7c3b3 | Active | €680,000 | €5,075 | 13.3% | — | 81 |
| Areeiro · 86ca30 | Active | €580,000 | €4,833 | 7.9% | 70 | 80 |
| travessa Beirolas, 4 | Active | €585,330 | €7,138 | 59.3% | 70 | 78 |
| Sacavém e Prior Velho · 57f54b | Active | €470,000 | €3,917 | 12.6% | 68 | 78 |
| Median comp | €582,665 | €4,954 | 10.6% | 70 | 79 |
Long-term rental The property represents a promising opportunity for long-term rental, given its 3.8% gross yield and solid condition score of 63/100. With a fair value assessment indicating a 9.6% gap, it allows for potential appreciation in a suburban area known for its good transport links and low crime rate. Family rental As a family rental, the 2-bed apartment caters well to those seeking stable living in a safe suburban environment while benefiting from local schools and amenities. The property’s fair value surpassing the listing price by 9.6% indicates an advantageous position for securing reliable tenants. Buy-and-hold The buy-and-hold strategy is well-suited for this property, with an expected appreciation in value reflected by its fair valuation being 9.6% higher than the current listing price. Its decent yield of 3.8% combined with the appealing suburban context makes it a reasonable long-term investment opportunity.
Tenant turnover risk With a tenant stability score of 60/100, there is a heightened risk of frequent tenant turnover, potentially leading to increased vacancy rates and higher costs associated with re-leasing the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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