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 67 m², built in 1966, energy rating C. Located Lumiar parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes a pantry with an integrated washing and drying machine, enhancing the functional use of space in the modern layout.
The valuation. The asking price of €390,000 is significantly above the estimated fair value of €298,029, representing an excess of €91,971 (23.6%). Thus, the property is considered overpriced.
Fair value modelled at €298,029 from the area baseline, adjusted for condition and location. Asking €390,000 sits €91,971 (23.6%) above — overpriced versus fair value.
Asking €390,000 versus the Lumiar, Lisbon, Lisbon area baseline of €319,389 (€4,767/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 75 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Lumiar, Lisbon, Lisbon
Area baseline €319,389 + condition +€1,466 + location +€32,717 = modelled fair value of €298,029 (€4,448/m²), a €91,971 (23.6%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Lumiar · 96c5c2 | Subject | €390,000 | €5,821 | — | 75 | 81 |
| rua Belo Marques, 1 | Active | €560,000 | €5,138 | 11.7% | 74 | 76 |
| rua Conselheiro José Silvestre Ribeiro | Active | €449,000 | €5,613 | 3.6% | 72 | 80 |
| avenida de Roma, 97 | Active | €525,000 | €6,176 | 6.1% | 72 | 81 |
| Carnide · 38b442 | Active | €450,000 | €5,625 | 3.4% | 75 | 78 |
| Median comp | €487,500 | €5,619 | 3.5% | 73 | 79 |
Long-term rental The 2-bed apartment in Lumiar is offered at €390,000, which is notably 23.6% above the fair value of €298,029, indicating it is overpriced. With a gross yield of only 3.3%, this property does not align with the expectations of a solid long-term rental investment. Family rental Given the high listing price of €390,000, which surpasses the fair value by 23.6%, the 2-bed apartment is considered overpriced and may deter potential family tenants looking for quality housing. The decent condition score of 76/100 and neighborhood rating of 81/100 do not compensate for the inflated pricing, making it less attractive for family rental. Buy-and-hold With the property priced at €390,000—23.6% higher than its fair value of €298,029—it represents an overpriced asset for a buy-and-hold strategy. The relatively low yield of 3.3% further diminishes its appeal as a long-term investment, indicating that capital appreciation may be limited in this overheated market.
Tenant turnover risk The tenant stability score of 70/100 suggests a potential for higher turnover rates, which may lead to increased vacancy and associated costs.
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