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 62 m², built in 1996, energy rating C. Located Lumiar parish, Lisbon municipality, Lisbon district. This property features two private balconies that enhance natural ventilation and outdoor space, offering a peaceful view over the residential area of Lumiar.
The valuation. The asking price of €298,000 is significantly above the fair value of €265,076, resulting in an overprice of €32,924 (11.0%). This suggests that potential buyers should exercise caution in considering this investment.
Fair value modelled at €265,076 from the area baseline, adjusted for condition and location. Asking €298,000 sits €32,924 (11.0%) above — overpriced versus fair value.
Asking €298,000 versus the Lumiar, Lisbon, Lisbon area baseline of €295,554 (€4,767/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 70 · Materials 75 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Lumiar, Lisbon, Lisbon
Area baseline €295,554 + condition -€2,519 + location +€23,439 = modelled fair value of €265,076 (€4,275/m²), a €32,924 (11.0%) gap versus the €298,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Lumiar · 0900dc | Subject | €298,000 | €4,806 | — | 70 | 74 |
| Lumiar · 4ba1fe | Active | €485,000 | €6,554 | 36.4% | 74 | 76 |
| rua Conselheiro José Silvestre Ribeiro | Active | €449,000 | €5,613 | 16.8% | 72 | 80 |
| Carnide · 38b442 | Active | €450,000 | €5,625 | 17.0% | 75 | 78 |
| avenida da Igreja | Active | €490,000 | €9,074 | 88.8% | 75 | 80 |
| Median comp | €467,500 | €6,090 | 26.7% | 75 | 79 |
Long-term rental The property is overpriced, with a significant gap of 11.0% above fair value, making it a less attractive option for long-term rental investments. Additionally, the 0% gross yield suggests that potential rental income may not justify its current asking price. Family rental At €298,000, this apartment exceeds its fair value by 11.0%, raising concerns about the potential for growth in family rental demand. With a reasonable neighborhood rating of 74/100, it could appeal to families, but the current valuation undermines its attractiveness in this competitive market. Buy-and-hold The buy-and-hold strategy becomes less compelling due to the property's 11.0% premium over fair value, which could hinder potential equity appreciation over time. While the apartment's condition and neighborhood score provide some appeal, the overall price point reflects a less favorable investment opportunity for this strategy.
Tenant turnover risk There is a potential for higher tenant turnover due to a tenant stability score of 65/100, which could impact rental income consistency and lead to increased vacancy rates.
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