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, 3-bathroom apartment of 122 m² on the 6th floor, energy rating C. Located on rua Cidade de Bolama, 13, Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment features unobstructed views complemented by excellent solar exposure, enhancing its bright and airy ambiance throughout the spacious living areas.
The valuation. The asking price of €625,000 is slightly below the fair value of €639,732, indicating a difference of €14,732 (2.3%). This property can be considered fairly valued in the current market. Buy-to-flip angle. A buy-to-flip strategy can leverage the property’s upscale finishes and high condition score of 86/100 to attract buyers, maximizing profit potential upon resale. Targeting families looking for modern amenities can yield a competitive market position. Buy-to-let angle. With a gross yield estimated at 3.1%, rental income at approximately €1,615/month presents a solid long-term investment opportunity. A buy-and-hold strategy in the strong suburban area of Olivais ensures steady cash flow and property appreciation over time.
Fair value modelled at €639,732 from 6 comparable sales in the area. Asking €625,000 sits €14,732 (2.3%) below — the upside to fair value.
Asking €625,000 versus the rua Cidade de Bolama, 13 area baseline of €465,746 (€3,818/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €465,746, adjusted for condition and micro-location, gives a modelled fair value of €639,732 (€5,244/m²), a €14,732 (2.3%) gap versus the €625,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de Bolama, 13 | Subject | €625,000 | €5,123 | — | 82 | 80 |
| avenida João XXI | Active | €1,850,000 | €5,606 | 9.4% | 72 | 82 |
| alameda Dom Afonso Henriques | Active | €1,300,000 | €6,667 | 30.1% | 85 | 81 |
| Olivais · ee887e | Active | €695,000 | €5,110 | 0.2% | 88 | 76 |
| Olivais · 23f4f5 | Active | €595,000 | €4,722 | 7.8% | 80 | 73 |
| Median comp | €997,500 | €5,358 | 4.6% | 83 | 79 |
Long-term rental The property offers a gross yield of 3.1%, aligning with the market expectations for long-term rentals in Lisbon. Given its condition rating of 86/100 and decent neighborhood score of 80/100, it should attract stable tenants, although the investment appears fairly priced. Family rental As a 4-bed apartment, this property is well-suited for family rentals, especially considering its spacious 122m² layout. While the fair value assessment shows a slight premium at 2.3%, the neighborhood's overall amenities and community dynamics suggest it could serve as a functional family residence. Buy-and-hold With the listing price close to its fair value, this property stands as a reasonable candidate for a buy-and-hold strategy, offering steady long-term appreciation potential. The growth in Lisbon's suburban housing market makes it a viable investment, despite the rental yield being modest at 3.1%.
Economic Vulnerability With an economic stability score of 85, fluctuations in the local economy could pose risks to revenue, particularly if tenant stability decreases from its current score of 75, leading to higher vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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