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 €357,525 (€4,767/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 €357,525 + 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.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
