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, 3-bathroom apartment of 154 m², built in 1967, energy rating C. Located on avenida Rainha Dona Amélia, Lumiar parish, Lisbon municipality, Lisbon district. This apartment features two balconies, enhancing outdoor space utilization, and offers a fully equipped modern kitchen designed for contemporary living.
The valuation. The asking price of €750,000 exceeds the fair value of €688,773 by €61,227 (8.2%), indicating that the property is overpriced. This discrepancy suggests potential challenges in achieving a profitable return on investment.
Fair value modelled at €688,773 from the area baseline, adjusted for condition and location. Asking €750,000 sits €61,227 (8.2%) above — overpriced versus fair value.
Asking €750,000 versus the avenida Rainha Dona Amélia area baseline of €741,818 (€4,817/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 82 · Materials 88 · Room dimensions 84). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 80 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
avenida Rainha Dona Amélia
Area baseline €741,818 + condition +€19,250 + location +€63,071 = modelled fair value of €688,773 (€4,473/m²), a €61,227 (8.2%) gap versus the €750,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Rainha Dona Amélia | Subject | €750,000 | €4,870 | — | 82 | 76 |
| Odivelas · 261e1e | Active | €360,000 | €4,286 | 12.0% | 75 | 70 |
| rua Virgílio Martinho, 3 | Active | €730,000 | €4,294 | 11.8% | 74 | 73 |
| avenida Dom Dinis, 100 | Active | €409,990 | €3,727 | 23.5% | 80 | 74 |
| parque Eduardo VII | Active | €1,350,000 | €7,105 | 45.9% | 85 | 78 |
| Median comp | €569,995 | €4,290 | 11.9% | 78 | 74 |
Long-term rental The property in Lumiar, with a gross yield of 2.9%, does not meet the ideal return expectations for long-term rental investments, especially given its 8.2% premium over fair value. The solid condition rating of 86/100 doesn't justify the current price point, indicating it may not attract quality tenants effectively. Family rental Despite its spacious 154m² layout suitable for family living, the listing price of €750,000 exceeds the fair value by 8.2%, which makes it a less attractive option for family rental prospects. The average neighborhood score of 76/100 and higher entry price may hinder its appeal to families seeking more affordable rental options. Buy-and-hold Investing in this Lumiar apartment as a buy-and-hold strategy is questionable given its overpriced nature at €750,000, which is 8.2% above the assessed fair value. With a low gross yield of 2.9% and a neighborhood score of 76/100, the property's potential for appreciation may not offset its current cost burden.
Tenant turnover risk The tenant stability score of 65/100 indicates a potential for higher tenant turnover, which could result in increased vacancy rates and associated costs for the property owner.
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