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.
4-bedroom, 3-bathroom house of 290 m², built in 1933, energy rating E. Located on estrada do Paço do Lumiar, Lumiar parish, Lisbon municipality, Lisbon district. The property enhances its character with original frescoes by Ricardo Espírito Santo and traditional D. Maria tiles, showcasing its rich historical lineage in a modernized context.
The valuation. The asking price of €2,100,000 greatly exceeds the fair value of €1,256,675, indicating an excessive premium of €843,325 (40.2%). This property is overpriced based on its current market evaluation.
Fair value modelled at €1,256,675 from the area baseline, adjusted for condition and location. Asking €2,100,000 sits €843,325 (40.2%) above — overpriced versus fair value.
Asking €2,100,000 versus the estrada do Paço do Lumiar area baseline of €1,142,020 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 72 · Materials 79 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
estrada do Paço do Lumiar
Area baseline €1,142,020 + condition +€453 + location +€114,202 = modelled fair value of €1,256,675 (€4,333/m²), a €843,325 (40.2%) gap versus the €2,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada do Paço do Lumiar | Subject | €2,100,000 | €7,241 | — | 72 | 75 |
| rua Campo das Amoreiras, 68 | Active | €540,000 | €2,400 | 66.9% | 75 | 72 |
| rua Neves Costa | Active | €1,700,000 | €6,746 | 6.8% | 81 | 78 |
| rua Ana de Castro Osório | Active | €1,700,000 | €6,746 | 6.8% | 75 | 77 |
| Carnide · 90d7cc | Active | €1,495,000 | €3,020 | 58.3% | 82 | 78 |
| Median comp | €1,597,500 | €4,883 | 32.6% | 78 | 78 |
Long-term rental The property is currently overpriced by 40.2%, which diminishes its attractiveness for long-term rental opportunities given the gross yield of only 1.4%. With a fair value assessed at €1,256,675, the current listing does not justify the investment for consistent rental return. Family rental With a fair value indicator significantly lower than the listing price, this property is overpriced for family rental purposes, making it less appealing for families seeking value. The 1.4% gross yield further suggests that potential rental income would not adequately cover the initial investment. Buy-and-hold The current listing price represents a substantial gap from its fair value, indicating that this buy-and-hold investment is overpriced and poses a high risk compared to its earning potential. The property's lower condition and neighbourhood rating could further complicate long-term appreciation prospects for investors looking for stable growth.
Potential Tenant Turnover The combination of an economic stability score of 80 and a tenant stability score of 70 indicates there could be a moderate risk of tenant turnover, potentially affecting rental income.
