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, 1-bathroom apartment of 74 m², built in 1984, energy rating C. Located Lumiar parish, Lisbon municipality, Lisbon district. This recently renovated apartment features enhanced thermal and acoustic efficiency with modern frames, and it is authorized for short-term rentals, increasing its investment potential.
The valuation. The asking price of €485,000 sits €161,547 (33.3%) above fair value at €323,453. This indicates that the property is overpriced and does not represent a sound investment opportunity based on current market conditions.
Fair value modelled at €323,453 from the area baseline, adjusted for condition and location. Asking €485,000 sits €161,547 (33.3%) above — overpriced versus fair value.
Asking €485,000 versus the Lumiar, Lisbon, Lisbon area baseline of €352,758 (€4,767/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 78 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Lumiar, Lisbon, Lisbon
Area baseline €352,758 + condition +€1,734 + location +€30,307 = modelled fair value of €323,453 (€4,371/m²), a €161,547 (33.3%) gap versus the €485,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Lumiar · 4ba1fe | Subject | €485,000 | €6,554 | — | 74 | 76 |
| Benfica · ba3a0a | Active | €395,000 | €7,054 | 7.6% | 75 | 82 |
| rua 3 | Active | €315,000 | €4,632 | 29.3% | 73 | 76 |
| Lumiar · 0900dc | Active | €298,000 | €4,806 | 26.7% | 70 | 74 |
| rua Actriz Maria Matos, 15 | Active | €395,000 | €6,583 | 0.4% | 85 | 76 |
| Median comp | €355,000 | €5,695 | 13.1% | 74 | 76 |
Long-term rental The 2-bed apartment in Lumiar, listed at €485,000, is overpriced by 33.3% compared to its fair value of €323,453, resulting in a gross yield of only 2.9%. The current condition and neighborhood scores suggest that potential returns in the long-term rental market will be limited due to the inflated pricing. Family rental Given its proximity to Lisbon and moderate neighborhood ratings, the apartment may attract families seeking spacious living. However, at a listing price significantly above fair value, the property is unlikely to deliver satisfactory rental yields in this demographic. Buy-and-hold While the apartment is in a reasonably safe suburban area near Lisbon, the current pricing does not align with its fair market value, indicating it is a poor buy-and-hold investment. The potential for appreciation is diminished due to its 33.3% premium over fair value, limiting future profit potential for investors. Not ideal for: Short-term vacation rental The inflated price point of this property makes it less suited for short-term vacation rental strategies, as higher acquisition costs cannot be justified by rental income. Additionally, the current condition and neighborhood ratings do not lend themselves to attracting a high volume of short-term renters.
Economic downturn risk The economic stability score of 75/100 indicates a moderate risk of downturn that could affect rental income, while the tenant stability score of 70/100 suggests potential volatility in tenant retention, impacting cash flow.
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