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 67 m², built in 2000, energy rating D. Located Lumiar parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a private garage space and a designated storage room, enhancing its appeal for urban living and additional convenience. Condition Notes: Contemporary updates enhance its functionality, despite minimal wear in the kitchen and bathroom.
The valuation. The asking price of €380,000 is significantly above fair value, which stands at €283,757, resulting in an overprice of €96,243 (25.3%). This indicates that the property is overpriced. Buy-to-flip angle. A resale strategy could involve making minor aesthetic improvements to attract potential buyers, aiming for a quick turnover after marketing at a competitive price. Targeting an ideal selling point will be critical to recouping the investment. Buy-to-let angle. With an estimated gross yield of 3.2% (~€1,013/month), this property can serve as a reliable long-term rental, appealing to families due to its suburban character and good access to public transit. This helps secure stable income over time.
Fair value modelled at €283,757 from the area baseline, adjusted for condition and location. Asking €380,000 sits €96,243 (25.3%) above — overpriced versus fair value.
Asking €380,000 versus the Lumiar, Lisbon, Lisbon area baseline of €322,739 (€4,817/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 68 · Materials 70 · Room dimensions 66). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Lumiar, Lisbon, Lisbon
Area baseline €322,739 + condition -€8,584 + location +€28,495 = modelled fair value of €283,757 (€4,235/m²), a €96,243 (25.3%) gap versus the €380,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Lumiar · 0022e1 | Subject | €380,000 | €5,672 | — | 68 | 77 |
| Pontinha e Famões · 96c119 | Active | €200,000 | €3,333 | 41.2% | — | 72 |
| rua Francisco Stromp | Active | €520,000 | €4,643 | 18.1% | 72 | 78 |
| Odivelas · f35f74 | Active | €370,000 | €4,405 | 22.3% | 70 | 72 |
| Odivelas · f36074 | Active | €298,000 | €3,772 | 33.5% | 66 | 75 |
| Median comp | €334,000 | €4,089 | 27.9% | 70 | 74 |
Long-term rental The property is positioned at a gross yield of 3.2%, which may not justify the 25.3% gap from fair value, indicating it is overpriced. The suburban character of Lumiar, coupled with strong transit links, does offer potential stability in rental demand but does not offset the high valuation. Family rental While the neighborhood scores a strong 77/100, suggesting good amenities and services for families, the 25.3% gap from the fair market value signals that the property is overpriced. This price point may limit affordability for families seeking long-term housing in the area. Buy-and-hold Investing in this property as a long-term hold could be risky given its 25.3% premium over the fair value, which suggests substantial overpricing. Although Lumiar's suburban environment offers some growth potential, the current valuation diminishes the attractiveness of a hold strategy.
Tenant turnover risk High tenant turnover may occur due to the relatively lower tenant stability score of 75/100, which could lead to increased vacancy rates and costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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