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.
2-bedroom, 2-bathroom apartment of 112 m², built in 2020, energy rating A. Located Lumiar parish, Lisbon municipality, Lisbon district. This apartment features a WallBox for electric car charging in the garage and a built-in wardrobe in the suite, enhancing functionality and convenience.
The valuation. The asking price of €548,500 is significantly higher than the fair value of €492,204, resulting in an overpriced status with a difference of €56,296 (10.3%).
Fair value modelled at €492,204 from the area baseline, adjusted for condition and location. Asking €548,500 sits €56,296 (10.3%) above — overpriced versus fair value.
Asking €548,500 versus the Lumiar, Lisbon, Lisbon area baseline of €539,504 (€4,817/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 73 · Materials 80 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 80 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Lumiar, Lisbon, Lisbon
Area baseline €539,504 + condition +€1,750 + location +€49,398 = modelled fair value of €492,204 (€4,395/m²), a €56,296 (10.3%) gap versus the €548,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Lumiar · 4b9910 | Subject | €548,500 | €4,897 | — | 73 | 78 |
| rua Frederico de Brito, 7 | Active | €520,000 | €4,333 | 11.5% | 72 | 81 |
| rua Pulido Valente, 29 | Active | €550,000 | €4,701 | 4.0% | 75 | 73 |
| rua Lúcio de Azevedo | Active | €590,000 | €7,375 | 50.6% | 72 | 79 |
| rua António Alçada Baptista, 12 | Active | €668,000 | €5,613 | 14.6% | 85 | 81 |
| Median comp | €570,000 | €5,157 | 5.3% | 74 | 80 |
Long-term rental A long-term rental strategy may not be optimal due to the property being overpriced with a fair value of €492,204, which indicates a 10.3% premium over the current asking price. The 3% gross yield further highlights potential limits on profitability in this segment, despite the desirable location. Buy-and-hold Holding onto this property for the long term is not recommended, as it is priced above its fair value, suggesting limited upside potential. With a condition score of 76/100 and the surrounding neighbourhood scoring 78/100, the property fails to present a compelling enough valuation to warrant a buy-and-hold strategy. Family rental Targeting the family rental market is also less favorable, given the property’s overpriced status and a yield of only 3%. The property’s fair value suggests that potential rental income may not justify the elevated purchase price, limiting attractiveness for families seeking long-term homes.
Tenant turnover risk A tenant stability score of 70/100 indicates a moderate likelihood of tenant turnover, which could lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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