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.
3-bedroom, 2-bathroom apartment of 82 m², energy rating D. Located on rua Cidade de Bolama S / N, Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment features a versatile living area with a closed balcony, easily convertible back to its original state, and is located near Vale do Silêncio park for recreational activities.
The valuation. The asking price of €477,000 sits €50,193 (11.8%) above the fair value of €426,807, indicating that the property is overpriced based on current market conditions.
Fair value modelled at €426,807 from 6 comparable sales in the area. Asking €477,000 sits €50,193 (11.8%) above — overpriced versus fair value.
Asking €477,000 versus the rua Cidade de Bolama S / N area baseline of €370,344 (€4,516/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €370,344, adjusted for condition and micro-location, gives a modelled fair value of €426,807 (€5,205/m²), a €50,193 (11.8%) gap versus the €477,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de Bolama S / N | Subject | €477,000 | €5,817 | — | 70 | 76 |
| Alvalade · f469ec | Active | €680,000 | €6,800 | 16.9% | 73 | 75 |
| rua Actriz Palmira Bastos | Active | €448,000 | €3,672 | 36.9% | 69 | 81 |
| Olivais · 090193 | Active | €399,000 | €4,483 | 22.9% | — | 73 |
| alameda e Arroios | Active | €575,000 | €5,088 | 12.5% | 72 | 81 |
| Median comp | €511,500 | €4,786 | 17.7% | 72 | 78 |
Long-term rental Given the property’s fair value of €426,807, the current listing price of €477,000 indicates it is overpriced by 11.8%. With a gross yield of only 3.2%, long-term rental may not generate sufficient cash flow to justify this investment. Buy-and-hold While the neighborhood in Olivais boasts a decent rating of 76/100, the property's market price exceeds its fair value, making it an unattractive buy-and-hold opportunity. An 11.8% gap from fair value suggests limited potential for appreciation under current market conditions. Family rental Although the residential appeal in the area makes it suitable for family rentals, the listing price being 11.8% above fair value makes this property less compelling. The 3.2% gross yield further implies that families seeking affordable housing might find better options elsewhere. Short-term vacation rental Considering the current market valuation, the property is overpriced at €477,000, which diminishes its viability as a short-term vacation rental. With higher operating costs and competitive pricing in the market, investors would face challenges in achieving profitability. Student housing Given the 11.8% overpricing and the property’s appeal as a family rental, it is not suitable for student housing. The limited yield and higher costs relative to potential rental income make this option even less attractive for investors pursuing student accommodation.
Economic downturn risk A minor shift in economic conditions could lead to a decrease in tenant stability, with both economic and tenant stability scores at 75/100 indicating potential 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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