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 78 m², built in 2009, energy rating C. Located on rua F da Quinta dos Alcoutins, Lumiar parish, Lisbon municipality, Lisbon district. This apartment features a large private balcony perfect for outdoor relaxation and is located next to a prestigious golf course, enhancing the tranquil lifestyle.
The valuation. The asking price of €430,000 is significantly above the fair value of €342,765, representing an overvaluation of €87,235 or 20.3%. This pricing suggests a challenge for potential investors seeking immediate returns.
Fair value modelled at €342,765 from the area baseline, adjusted for condition and location. Asking €430,000 sits €87,235 (20.3%) above — overpriced versus fair value.
Asking €430,000 versus the rua F da Quinta dos Alcoutins area baseline of €307,164 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 76 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua F da Quinta dos Alcoutins
Area baseline €307,164 + condition +€3,656 + location +€31,945 = modelled fair value of €342,765 (€4,394/m²), a €87,235 (20.3%) gap versus the €430,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua F da Quinta dos Alcoutins | Subject | €430,000 | €5,513 | — | 76 | 76 |
| rua Belo Marques, 1 | Active | €560,000 | €5,138 | 6.8% | 74 | 76 |
| rua Martin Luther King | Active | €410,000 | €4,362 | 20.9% | 72 | 77 |
| rua Helena Vaz da Silva | Active | €545,000 | €4,542 | 17.6% | 70 | 78 |
| rua Joaquim Rocha Cabral, 10 | Active | €472,500 | €7,269 | 31.9% | 75 | 75 |
| Median comp | €508,750 | €4,840 | 12.2% | 73 | 77 |
Long-term rental This property is currently listed at €430,000, which is 20.3% above its fair value of €342,765, indicating it is overpriced and not aligned with market expectations. With a gross yield of only 3.2%, the long-term rental strategy may not provide sufficient returns to justify the elevated entry cost. Family rental While the location in Lumiar offers a housing market with decent amenities and tenant quality, the elevated price of €430,000 makes this property less appealing for family rentals. Given its condition and neighborhood ratings, the return on investment may not be sufficient due to its 20.3% gap from fair value. Buy-and-hold The buy-and-hold strategy faces challenges with this property priced at €430,000, significantly above the fair value of €342,765, resulting in a 20.3% premium. Over time, the potential appreciation may not compensate for the high entry cost and modest gross yield of 3.2%, making it a less attractive long-term investment opportunity.
Tenant turnover risk With a tenant stability score of 80/100, there is a moderate risk of tenant turnover, which can affect cash flow and increase vacancy rates when compared to properties with higher stability scores.
