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.
1-bedroom, 1-bathroom apartment of 75 m², built in 2022, energy rating A. Located on urbanização Varandas do Golf, Lumiar parish, Lisbon municipality, Lisbon district. Highlight: The apartment features a home automation system, enhancing convenience, and is part of a modern condominium that offers a tranquil atmosphere amidst a natural environment. Features adicionais: Inclui painéis solares e ar condicionado Daikin.
The valuation. The asking price of €450,000 exceeds the fair value of €325,404 by €124,596, indicating the property is overpriced by 27.7%. Such a discrepancy suggests significant caution for potential investors.
Fair value modelled at €325,404 from the area baseline, adjusted for condition and location. Asking €450,000 sits €124,596 (27.7%) above — overpriced versus fair value.
Asking €450,000 versus the urbanização Varandas do Golf area baseline of €295,350 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 68/100 (Housing Market 70 · Amenities 65 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
urbanização Varandas do Golf
Area baseline €295,350 + condition +€8,789 + location +€21,265 = modelled fair value of €325,404 (€4,339/m²), a €124,596 (27.7%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| urbanização Varandas do Golf | Subject | €450,000 | €6,000 | — | 80 | 68 |
| rua Mário Cesariny | Active | €750,000 | €7,212 | 20.2% | 78 | 81 |
| Lumiar · 4b9910 | Active | €548,500 | €4,897 | 18.4% | 73 | 78 |
| rua António Alçada Baptista, 12 | Active | €668,000 | €5,613 | 6.4% | 85 | 81 |
| rua Lúcio de Azevedo | Active | €590,000 | €7,375 | 22.9% | 72 | 79 |
| Median comp | €629,000 | €6,413 | 6.9% | 76 | 80 |
Long-term rental The property at €450,000 offers a gross yield of only 3.1%, indicating limited return potential in the long-term rental market. Given that the fair value is estimated at €325,404, this apartment is overpriced and may struggle to attract tenants seeking reasonable rental costs. Buy-and-hold Investing in this property for a buy-and-hold strategy seems less appealing due to its 27.7% gap from fair value, suggesting it is overpriced in a stable market. While the area offers solid employment opportunities, the current purchase price may not justify long-term investment returns. Family rental As a family rental, the apartment benefits from suburban safety and access to schools, yet it remains overpriced at €450,000 compared to the fair valuation of €325,404. This premium price could deter families looking for more affordable options in the Greater Lisbon region.
Tenant turnover risk With a tenant stability score of 65/100, there is a significant risk of higher vacancy rates and turnover costs impacting the overall return on investment.
