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, 1-bathroom apartment of 80 m² on the 4th floor, built in 1979, energy rating D. Located on rua Cidade de Bolama, Olivais parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment's contemporary design includes energy-efficient fixtures and a spacious open-plan layout, ideal for modern living and entertaining. Location Advantage: Situated in a family-friendly neighborhood with excellent transport links and amenities.
The valuation. The asking price of €475,000 sits €71,860, or 17.8%, above the fair value of €403,140, indicating that the property is overpriced. This disconnect suggests potential challenges in realizing a satisfactory return on investment.
Fair value modelled at €403,140 from 6 comparable sales in the area. Asking €475,000 sits €71,860 (17.8%) above — overpriced versus fair value.
Asking €475,000 versus the rua Cidade de Bolama area baseline of €293,220 (€3,665/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €293,220, adjusted for condition and micro-location, gives a modelled fair value of €403,140 (€5,039/m²), a €71,860 (17.8%) gap versus the €475,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de Bolama | Subject | €475,000 | €5,938 | — | 80 | 77 |
| avenida Cidade de Luanda, 339 | Active | €499,000 | €4,990 | 16.0% | 76 | 79 |
| rua de Chibuto, 474 | Active | €430,000 | €5,375 | 9.5% | 87 | 83 |
| avenida de Roma | Active | €550,000 | €5,556 | 6.4% | 85 | 80 |
| rua Montepuez, 2 | Active | €380,000 | €4,222 | 28.9% | 80 | 78 |
| Median comp | €464,500 | €5,183 | 12.7% | 83 | 80 |
Long-term rental The property in Olivais presents a gross yield of 3.5%, which is below the market average, indicating that the investment may not generate adequate returns for long-term rental. With a fair value of €403,140, the listing price of €475,000 suggests that the property is overpriced by 17.8%, making it a less attractive option for steady income generation. Student housing Despite being situated in a location benefiting from good amenities, the €475,000 listing for the 3-bed apartment translates to an overpriced valuation that exceeds fair market expectations. The expected returns for student housing in this area might not justify the acquisition costs given the 17.8% gap compared to its fair value. Family rental While the property has been rated at 84/100 for condition and is located in a neighbourhood scoring 77/100, its listing price indicates that the investment is overpriced. The traditional family rental market in Lisbon may not support the €475,000 price point, especially considering the gap of 17.8% to the fair value of €403,140.
Potential Tenant Turnover The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could impact rental income consistency and property performance over time.
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