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, 2-bathroom apartment of 129 m², built in 1984, energy rating D. Located on rua Castiça, 7, Lumiar parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment features a generous balcony with stunning views over the Campo de Golfe do Lumiar, providing an ideal setting for outdoor relaxation and entertaining.
The valuation. The asking price of €545,000 sits €23,084 (4.2%) above the fair value of €521,916, indicating the property is overpriced. Such a premium may deter potential buyers looking for a well-valued investment. Buy-to-flip angle. With a modernization of kitchen cabinetry and countertops, the buy-to-flip strategy could capitalize on the neighborhood's growing appeal, aiming for a resale above €600,000. A fresh renovation could attract buyers seeking contemporary living. Buy-to-let angle. The estimated gross yield of 3.5% at €1,590/month aligns with a stable long-term rental strategy, appealing to families attracted by the suburban setting's safety and proximity to Lisbon. This consistent rental income could offset initial investment costs.
Fair value modelled at €521,916 from the area baseline, adjusted for condition and location. Asking €545,000 sits €23,084 (4.2%) above — overpriced versus fair value.
Asking €545,000 versus the rua Castiça, 7 area baseline of €621,393 (€4,817/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 (Condition 60 · Materials 55 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Castiça, 7
Area baseline €621,393 + condition -€36,886 + location +€50,800 = modelled fair value of €521,916 (€4,046/m²), a €23,084 (4.2%) gap versus the €545,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Castiça, 7 | Subject | €545,000 | €4,225 | — | 60 | 75 |
| praceta João Villaret | Active | €387,500 | €3,690 | 12.6% | 68 | 71 |
| rua Rainha Dona Estefânia, 4A | Active | €380,000 | €3,167 | 25.0% | 58 | 73 |
| praceta Tomás da Anunciação, 40 | Active | €385,000 | €3,632 | 14.0% | 65 | 74 |
| Odivelas · 4d403b | Active | €379,000 | €4,211 | 0.3% | 58 | 73 |
| Median comp | €382,500 | €3,661 | 13.3% | 62 | 73 |
Long-term rental This property’s gross yield of 3.5% is below market expectations, highlighting that it may not generate optimal returns compared to its fair value. With a fair value of €521,916, the listing price of €545,000 indicates it is overpriced, narrowing the potential for long-term rental profitability. Family rental Given the family-friendly dynamics of the Lumiar neighborhood and a decent quality rating of 75/100, this property could appeal to families looking for stable housing. However, priced at €545,000, it is overpriced compared to the assessed fair value, limiting the attractiveness for family rentals. Buy-and-hold Investing in this property as a buy-and-hold asset presents concerns, as it is priced at 4.2% above the fair market value, challenging the long-term investment horizon. The combination of location benefits does not compensate for the higher entry price tag, deeming it overpriced for this strategy.
Tenant turnover risk With a tenant stability score of 75/100, there is a potential risk of higher tenant turnover affecting rental income consistency.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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