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. Located Lumiar parish, Lisbon municipality, Lisbon district. This apartment features two balconies enhancing natural light and ventilation, and its proximity to the Lumiar/Quinta das Conchas metro ensures convenient commuting options.
The valuation. The asking price of €298,000 is €31,827 (10.7%) above the fair value of €266,173, reflecting that the property is overpriced. This discrepancy suggests that potential buyers should approach the pricing with caution.
Fair value modelled at €266,173 from the area baseline, adjusted for condition and location. Asking €298,000 sits €31,827 (10.7%) above — overpriced versus fair value.
Asking €298,000 versus the Lumiar, Lisbon, Lisbon area baseline of €244,156 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 72 · Materials 70 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Lumiar, Lisbon, Lisbon
Area baseline €244,156 + condition -€5,328 + location +€27,345 = modelled fair value of €266,173 (€4,293/m²), a €31,827 (10.7%) gap versus the €298,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Lumiar · 023837 | Subject | €298,000 | €4,806 | — | 72 | 78 |
| Santa Clara · 4bb811 | Active | €270,000 | €3,068 | 36.2% | 74 | 72 |
| Olivais · f36112 | Active | €450,000 | €4,891 | 1.8% | 72 | 80 |
| rua Jaime Lopes Dias S / N | Active | €410,000 | €5,775 | 20.1% | — | 78 |
| calçada de Carriche, 6 | Active | €469,000 | €6,253 | 30.1% | — | 79 |
| Median comp | €430,000 | €5,333 | 11.0% | 73 | 79 |
Long-term rental This 2-bed apartment in Lumiar is overpriced by 10.7% against its fair value, which negatively impacts the return on investment for long-term rental strategies. With a gross yield of only 4.2%, potential landlords may find it challenging to achieve satisfactory cash flow. Family rental The property’s condition rating of 70/100 suggests it may require further investment to meet the needs of families seeking long-term housing. Given the current market pricing, this unit in Lumiar does not present an optimal option for family rentals as it is priced above what would be reasonable for this segment. Buy-and-hold Investing in this apartment as a buy-and-hold strategy is less attractive due to its status as overpriced by 10.7% compared to fair market value. Long-term appreciation may not sufficiently compensate for the high entry price, making it a less prudent choice for investors looking to capitalize on future growth.
Economic downturn risk A slight decline in economic stability from 80 to below 75 could affect tenant retention and rental income, especially with a tenant stability score of 75 indicating moderate volatility in rentals.
