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 101 m², built in 1989, energy rating D. Located on rua Virgínia Vitorino, 13, Lumiar parish, Lisbon municipality, Lisbon district. The apartment's southwest-facing large living room offers unobstructed views over Quinta das Conchas, enhancing its serene atmosphere amidst the vibrant heart of Lisbon.
The valuation. The asking price of €570,000 is significantly above fair value, which is assessed at €460,484, indicating an overpricing of €109,516 (19.2%). This property does not represent a financially sound investment for buyers.
Fair value modelled at €460,484 from the area baseline, adjusted for condition and location. Asking €570,000 sits €109,516 (19.2%) above — overpriced versus fair value.
Asking €570,000 versus the rua Virgínia Vitorino, 13 area baseline of €481,467 (€4,767/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 82/100 (Housing Market 80 · Amenities 90 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Virgínia Vitorino, 13
Area baseline €481,467 + condition +€11,836 + location +€50,910 = modelled fair value of €460,484 (€4,559/m²), a €109,516 (19.2%) gap versus the €570,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Virgínia Vitorino, 13 | Subject | €570,000 | €5,644 | — | 80 | 82 |
| São Domingos de Benfica · 73549f | Active | €599,900 | €5,454 | 3.4% | 80 | 79 |
| rua Jaime Lopes Dias | Active | €560,000 | €4,786 | 15.2% | 80 | 78 |
| rua Alexandre Ferreira, 27 | Active | €475,000 | €6,090 | 7.9% | 84 | 75 |
| avenida da República | Active | €1,090,000 | €7,032 | 24.6% | 82 | 85 |
| Median comp | €579,950 | €5,772 | 2.3% | 81 | 79 |
Long-term rental The 3-bed apartment in Lumiar, priced at €570,000, is currently overpriced by 19.2% compared to its fair value of €460,484. With a gross yield of only 3%, the potential returns do not justify the high purchase price in the context of long-term rental strategies. Buy-and-hold Investing in this property for a buy-and-hold strategy is not advisable given that it is listed at €570,000, significantly above its fair value of €460,484, representing a 19.2% premium. This overpriced condition diminishes the long-term appreciation potential and overall investment appeal. Family rental With its current listing price of €570,000, the apartment is overpriced; the fair value sits at €460,484, illustrating a 19.2% gap. This pricing issue may hinder attracting families seeking quality rentals, especially given the property’s 83/100 condition and the neighborhood rating of 82/100. Short-term vacation rental This property is not suitable for short-term vacation rental as it is currently overpriced at €570,000, which is 19.2% above its fair value of €460,484. The pricing and market conditions make it less competitive in the short-term rental market. Student housing Investing in this apartment for student housing is unwarranted due to its current listing price of €570,000, which far exceeds its fair value of €460,484, leading to a 19.2% markup. The premium above fair value does not align with the typical yield and demand seen in student accommodations in the area.
Potential Economic Downturn The economic stability score of 85 suggests a relatively strong economy, but if conditions change, tenant stability at 75 could lead to increased vacancies or rent reductions impacting overall returns.
