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, 2-bathroom apartment of 124 m², built in 1975, energy rating C. Located Lumiar parish, Lisbon municipality, Lisbon district. Unique Feature: The apartment offers pre-installation for air conditioning, enhancing comfort and efficiency, and is situated near the vibrant Lumiar Market and metro station for convenient access to amenities.
The valuation. The asking price of €618,000 is above the fair value of €551,318 by €66,682 (10.8%). This property is considered overpriced based on current market conditions.
Fair value modelled at €551,318 from the area baseline, adjusted for condition and location. Asking €618,000 sits €66,682 (10.8%) above — overpriced versus fair value.
Asking €618,000 versus the Lumiar, Lisbon, Lisbon area baseline of €488,312 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 82 · Materials 78 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 77/100 (Housing Market 85 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Lumiar, Lisbon, Lisbon
Area baseline €488,312 + condition +€10,269 + location +€52,738 = modelled fair value of €551,318 (€4,446/m²), a €66,682 (10.8%) gap versus the €618,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Lumiar · 6d5340 | Subject | €618,000 | €4,984 | — | 82 | 77 |
| rua Frei Tomé de Jesus, 1 | Active | €895,000 | €6,533 | 31.1% | 81 | 75 |
| rua Jorge Sena S / N | Active | €410,000 | €5,062 | 1.6% | 75 | 81 |
| avenida Rio de Janeiro, 16 | Active | €1,000,000 | €6,849 | 37.4% | 75 | 83 |
| avenida de Roma, 116 | Active | €625,000 | €6,944 | 39.3% | 75 | 78 |
| Median comp | €760,000 | €6,691 | 34.3% | 75 | 80 |
Long-term rental The property is currently overpriced at €618,000, which is 10.8% above its fair value of €551,318. With a gross yield of only 3%, the investment does not provide compelling returns for long-term rentals in the current market. Family rental The pricing reflects a significant premium, making it less attractive for family rentals where affordability is key. Given the neighbourhood's rating of 77/100, potential tenants may seek more competitively priced options, decreasing demand for this property. Buy-and-hold Investing in this property for a buy-and-hold strategy poses challenges as it is overpriced, limiting the potential for appreciation over time. The market's demand dynamics suggest that it may struggle to outperform better-priced assets in the area. Not ideal for luxury market The property’s current pricing and condition make it unsuitable for tapping into the luxury market, which typically demands both lower price points and higher yields. With a substantial gap to fair value, it lacks the appeal necessary for high-end investors. Not ideal for short-term vacation rental Overpricing the property restricts its viability for short-term vacation rentals, where competitive pricing is critical for attracting visitors. The current yield of 3% suggests a lack of profitability in this segment as well. Not ideal for student housing The 10.8% gap above fair value makes it less suitable for attracting student renters, who typically prioritize affordable housing. Furthermore, the unit's size and price will challenge its competitiveness within the student housing market in the area.
Tenant turnover risk A tenant stability score of 75/100 suggests a moderate likelihood of turnover, which could lead to increased vacancy periods and potential rental income loss.
