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, 3-bathroom apartment of 138 m² on the 5th floor, energy rating C. Located Lumiar parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts a sunlit social area enhanced by new double-glazed windows and additional wardrobe space in the suite, ensuring both comfort and convenience.
The valuation. The asking price of €698,000 is significantly above the fair value of €590,259, representing an overpricing of €107,741 (15.4%). This suggests a challenging investment environment for buyers looking for value.
Fair value modelled at €590,259 from the area baseline, adjusted for condition and location. Asking €698,000 sits €107,741 (15.4%) above — overpriced versus fair value.
Asking €698,000 versus the Lumiar, Lisbon, Lisbon area baseline of €664,746 (€4,817/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 68 · Materials 75 · Room dimensions 73). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Lumiar, Lisbon, Lisbon
Area baseline €664,746 + condition -€9,703 + location +€56,518 = modelled fair value of €590,259 (€4,277/m²), a €107,741 (15.4%) gap versus the €698,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Lumiar · 82c84e | Subject | €698,000 | €5,058 | — | 68 | 76 |
| rua José Farinha, 13 | Active | €849,000 | €4,468 | 11.7% | 75 | 76 |
| rua Aristides de Sousa Mendes | Active | €700,000 | €5,385 | 6.5% | 74 | 79 |
| rua dos Arneiros | Active | €550,000 | €5,500 | 8.7% | 74 | 78 |
| rua Professor Reinaldo dos Santos | Active | €630,000 | €4,773 | 5.6% | 78 | 80 |
| Median comp | €665,000 | €5,079 | 0.4% | 75 | 79 |
Long-term rental The 3-bed apartment in Lumiar is currently priced at €698,000, which is 15.4% above its fair value of €590,259, indicating that it is overpriced. With a gross yield of only 2.8%, the potential return on investment is not aligned with the high purchase price. Family rental While Lumiar has a family-oriented atmosphere and good amenities, the apartment's listing price of €698,000 exceeds its fair value by 15.4%, categorizing it as overpriced. This higher cost may deter families seeking affordable yet quality living options in the area. Buy-and-hold With the property priced at €698,000, a notable 15.4% above its fair value, it presents a challenge for long-term appreciation strategies. The subdued gross yield of 2.8% further suggests that patient investors may find better opportunities elsewhere, given the significant gap from fair value.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could impact rental income if new tenants take time to occupy the property after vacancies occur.
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