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.
4-bedroom, 2-bathroom apartment of 143 m² on the 11th floor, built in 2003, energy rating E. Located Lumiar parish, Lisbon municipality, Lisbon district. This property boasts a large west-facing balcony with unobstructed views and excellent natural ventilation, enhancing the flow between indoor and outdoor living spaces.
The valuation. The asking price of €715,000 is significantly above fair value, which is assessed at €622,092. This results in an overvaluation of €92,908, representing a 13.0% premium over what the property is realistically worth.
Fair value modelled at €622,092 from the area baseline, adjusted for condition and location. Asking €715,000 sits €92,908 (13.0%) above — overpriced versus fair value.
Asking €715,000 versus the Lumiar, Lisbon, Lisbon area baseline of €688,831 (€4,817/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 77 · Materials 80 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Lumiar, Lisbon, Lisbon
Area baseline €688,831 + condition +€7,150 + location +€51,808 = modelled fair value of €622,092 (€4,350/m²), a €92,908 (13.0%) gap versus the €715,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Lumiar · 483b93 | Subject | €715,000 | €5,000 | — | 77 | 73 |
| Odivelas · 49b7c2 | Active | €587,900 | €4,260 | 14.8% | 76 | 75 |
| rua Abel Salazar | Active | €575,000 | €5,928 | 18.6% | 74 | 78 |
| parque dos Príncipes | Active | €1,350,000 | €6,054 | 21.1% | 75 | 80 |
| rua Ana Plácido, 4 | Active | €420,000 | €3,333 | 33.3% | 70 | 68 |
| Median comp | €581,450 | €5,094 | 1.9% | 75 | 77 |
Long-term rental The property is overpriced with a fair value of €622,092, representing a 13.0% gap from the listing price of €715,000. With a gross yield of only 3%, the potential cash flow does not compensate for the elevated purchase price, indicating limited attractiveness for long-term rental investments. Buy-and-hold Investing in this property as a buy-and-hold strategy is not ideal given its overpriced valuation of €715,000 compared to a fair value of €622,092, representing a 13.0% gap. The modest gross yield of 3% suggests that appreciation may not offset initially high acquisition costs, resulting in constrained returns over time. Family rental While the property is located in a generally desirable area of Lumiar, its listing at €715,000 is markedly overpriced against a fair value of €622,092, indicating a 13.0% premium. The 3% gross yield further complicates the attractiveness of this property for family rentals, as it may not yield sufficient income to justify its high price point.
Economic Vulnerability The property faces potential economic instability due to a lower tenant stability score of 70/100, indicating a risk of higher turnover and vacancy rates that can affect cash flow.
Year 1, before income tax (IRS or IRC). Includes IMT, stamp duty, IMI and AIMI for a resident individual. Estimate: check with your accountant.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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