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, 2-bathroom apartment of 125 m² on the 1st floor, built in 1976, energy rating E. Located Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property boasts high-quality herringbone parquet flooring and classic wooden cabinetry throughout, showcasing solid craftsmanship and character despite the need for kitchen modernization.
The valuation. The asking price of €470,000 sits 9.2% below the fair value of €517,526, indicating that the property is fairly priced within the current market. This positions it as a reasonable investment opportunity. Buy-to-flip angle. The potential for a quick resale exists by capitalizing on minor renovations, as the property benefits from high-quality traditional materials that may appeal to buyers seeking character in a family-oriented area. Buy-to-let angle. With an estimated gross yield of 4.4%, generating approximately €1,723 in monthly rental income strategically leverages the suburban access to Lisbon's resources, catering to families seeking long-term rentals in a mixed residential environment.
Fair value modelled at €517,526 from 6 comparable sales in the area. Asking €470,000 sits €47,526 (9.2%) below — the upside to fair value.
Asking €470,000 versus the Olivais, Lisbon, Lisbon area baseline of €437,492 (€3,500/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 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 €437,492, adjusted for condition and micro-location, gives a modelled fair value of €517,526 (€4,140/m²), a €47,526 (9.2%) gap versus the €470,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Olivais · 0ad16d | Subject | €470,000 | €3,760 | — | 62 | 74 |
| Beato · ab70bf | Active | €495,000 | €4,541 | 20.8% | 60 | 79 |
| Olivais · 6c7762 | Active | €525,000 | €2,949 | 21.6% | 55 | 72 |
| rua Cidade da Beira, 368 | Active | €430,000 | €3,739 | 0.6% | 70 | 77 |
| rua Cidade de Quelimane, 512 | Active | €498,000 | €3,716 | 1.2% | — | 73 |
| Median comp | €496,500 | €3,728 | 0.9% | 60 | 75 |
Long-term rental The 4-bed apartment in Olivais presents a fair investment opportunity with a gross yield of 4.4%, aligning with market expectations for stable rental income. Given the condition score of 66/100, prospective investors may face maintenance considerations that should be factored into long-term financial planning. Buy-and-hold This property in Olivais boasts a fair valuation at €470,000 compared to a fair value of €517,526, indicating an opportunity for gradual appreciation. The suburban location offers access to Lisbon’s urban environment, suggesting potential for value growth over the coming years. Family rental With a fair market position and a spacious layout, this apartment is well-suited for families looking for compatible housing in the suburban context of Greater Lisbon. The neighborhood's decent rating of 74/100 suggests local amenities and community engagement, factors that can attract long-term tenants.
Tenant turnover risk With a tenant stability score of 65/100, there is a higher likelihood of tenant turnover, which could lead to increased vacancies and potential loss of 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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