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 82 m², built in 1977, energy rating D. Located on rua Cidade de Bolama, Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: This ground-floor apartment offers a versatile living space, with a reorganized living room that accommodates an additional bedroom while retaining a designated sitting area, enhancing functionality for families.
The valuation. The asking price of €477,000 sits €71,965 above the fair value of €405,035, indicating a 17.8% overpricing relative to market expectations. This suggests that potential buyers should approach with caution.
Fair value modelled at €405,035 from 6 comparable sales in the area. Asking €477,000 sits €71,965 (17.8%) above — overpriced versus fair value.
Asking €477,000 versus the rua Cidade de Bolama area baseline of €341,525 (€4,165/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €341,525, adjusted for condition and micro-location, gives a modelled fair value of €405,035 (€4,939/m²), a €71,965 (17.8%) gap versus the €477,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de Bolama | Subject | €477,000 | €5,817 | — | 68 | 79 |
| rua Actriz Palmira Bastos | Active | €448,000 | €3,672 | 36.9% | 69 | 81 |
| Olivais · 96c5c5 | Active | €695,000 | €5,346 | 8.1% | 70 | 76 |
| rua Cidade de São Paulo, 3 | Active | €799,999 | €4,790 | 17.6% | 73 | 76 |
| Olivais · 090193 | Active | €399,000 | €4,483 | 22.9% | — | 73 |
| Median comp | €571,500 | €4,637 | 20.3% | 70 | 76 |
Long-term rental The property is overpriced at €477,000 compared to a fair value of €405,035, resulting in a 17.8% gap. With a yield of only 2.8%, the investment does not align with the potential returns typically sought in a long-term rental strategy. Family rental While family rentals can often yield stable income, this property is currently overpriced and yields only 2.8%. The disparity from the fair value indicates it may not be the most strategic choice for families looking for cost-effective housing in the area. Buy-and-hold Adopting a buy-and-hold strategy with this property is problematic given its 17.8% premium over fair value of €405,035. With a gross yield of only 2.8%, the potential for appreciation over time is unlikely to justify the initial investment cost, making this a less attractive long-term hold opportunity.
Economic downturn risk A slight economic downturn could impact tenant stability and rental income, as both economic and tenant stability are currently rated at 80/100, indicating vulnerability to market 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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