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, 1-bathroom apartment of 100 m², energy rating E. Located on rua Garcia de Resende, Lumiar parish, Lisbon municipality, Lisbon district. Unique Selling Point: This apartment features a spacious balcony with potential for a lounge and barbecue area, offering an exclusive outdoor space for relaxation and entertaining guests. Additional Value: The top-floor location ensures privacy and panoramic views, making it a rare find in the premium real estate market of Lumiar, Lisbon.
The valuation. The asking price of €725,000 significantly exceeds the fair value of €430,393, suggesting that the property is overpriced by €294,607, or 40.6%. This discrepancy raises concerns regarding investment viability.
Fair value modelled at €430,393 from the area baseline, adjusted for condition and location. Asking €725,000 sits €294,607 (40.6%) above — overpriced versus fair value.
Asking €725,000 versus the rua Garcia de Resende area baseline of €393,800 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 66 · Materials 75 · Room dimensions 77). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 75 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Garcia de Resende
Area baseline €393,800 + condition -€5,937 + location +€42,530 = modelled fair value of €430,393 (€4,304/m²), a €294,607 (40.6%) gap versus the €725,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Garcia de Resende | Subject | €725,000 | €7,250 | — | 66 | 77 |
| Odivelas · 49b96b | Active | €550,000 | €5,288 | 27.1% | 70 | 77 |
| Alvalade · 735474 | Active | €375,000 | €5,769 | 20.4% | 72 | 78 |
| Lumiar · 023837 | Active | €298,000 | €4,806 | 33.7% | 72 | 78 |
| Alvalade · 1e5fb1 | Active | €400,000 | €5,128 | 29.3% | 72 | 77 |
| Median comp | €387,500 | €5,208 | 28.2% | 72 | 78 |
Long-term rental The property is overpriced at €725,000, representing a 40.6% premium over the fair value of €430,393, leading to limited long-term profitability. With a low gross yield of 2.3%, this investment may not meet the financial objectives of long-term rental investors. Family rental This property presents an opportunity for family rental, but its exorbitant price tag indicates it may not be the best option for prospective landlords. A 40.6% gap from fair value combined with mediocre amenities suggests that families may not be willing to pay a premium for this apartment. Buy-and-hold Considering the property’s current valuation of €725,000, which is 40.6% above its fair value, it may not hold well for a buy-and-hold strategy. Investors should note the low gross yield of 2.3%, which likely fails to provide adequate returns over time, especially in a suburban area with limited economic growth. Not ideal for short-term vacation rental With the apartment being overpriced by 40.6%, it may struggle to attract the desired short-term vacation rental clientele. High competition in the rental market coupled with the low yield suggests that returns from this strategy will be disappointing. Not ideal for student housing Given the current valuation of €725,000, the property is overpriced at 40.6% above fair value, making it an unattractive option for student housing. The suburban characteristics and lack of amenities further diminish its appeal to the student market.
Economic Dependence: The relatively high economic stability score of 85 suggests a strong overall economic environment; however, the tenant stability score of 70 indicates potential fluctuations in rental income, posing a risk of decreased cash flow in case of tenant turnover or vacancy.
