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, 1-bathroom apartment of 102 m² on the 4th floor, built in 1990, energy rating C. Located on rua Professor Hernâni Cidade S / N, Lumiar parish, Lisbon municipality, Lisbon district. Location: Situated in a prestigious transition area, this apartment benefits from proximity to diverse amenities and excellent transport links to the city center.
The valuation. The asking price of €510,000 is significantly above the fair value of €393,114, making it overpriced by €116,886 (22.9%). This discrepancy suggests that buyers should approach this property with caution. Buy-to-flip angle. A buy-to-flip strategy may face challenges due to the property’s condition rating of 41/100 and the significant initial investment needed to enhance its market appeal. Consequently, the opportunity for a swift and profitable resale appears limited. Buy-to-let angle. The gross yield is estimated at 4.1%, generating around €1,742/month. This rental income strategy may provide a reasonable return over time, appealing to long-term investors despite the property's current aesthetic shortcomings.
Fair value modelled at €393,114 from the area baseline, adjusted for condition and location. Asking €510,000 sits €116,886 (22.9%) above — overpriced versus fair value.
Asking €510,000 versus the rua Professor Hernâni Cidade S / N area baseline of €491,334 (€4,817/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 41/100 (Condition 36 · Materials 45 · Room dimensions 46). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 70 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Professor Hernâni Cidade S / N
Area baseline €491,334 + condition -€53,550 + location +€44,988 = modelled fair value of €393,114 (€3,854/m²), a €116,886 (22.9%) gap versus the €510,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Professor Hernâni Cidade S / N | Subject | €510,000 | €5,000 | — | 36 | 78 |
| estrada de Benfica | Active | €439,000 | €4,262 | 14.8% | 40 | 78 |
| rua do Poder, 11 | Active | €250,000 | €3,571 | 28.6% | 40 | 76 |
| rua dos Arneiros, 88 | Active | €495,000 | €4,853 | 2.9% | 38 | 73 |
| alameda das Linhas de Torres | Active | €598,000 | €6,229 | 24.6% | 45 | 78 |
| Median comp | €467,000 | €4,558 | 8.8% | 40 | 77 |
Long-term rental The gross yield of 4.1% suggests limited potential for attractive returns in the long-term rental market, especially given the property’s condition rating of 41/100. With a significant price gap of 22.9% from fair value, the investment presents a challenge in generating sustainable profitability. Buy-and-hold Given its overpriced status, purchasing this property with a buy-and-hold strategy may result in stagnated capital appreciation over time. The neighbourhood rating of 78/100 indicates a decent environment, yet it may not justify the current premium pricing. Family rental While the property could attract families due to its size and suburban location, its overpriced nature limits its desirability in this rental segment. The combination of a high price relative to fair value and a mediocre condition may deter prospective family tenants looking for value. Not ideal for a luxury market due to its suburban characteristics and condition, this property fails to meet the threshold required for high-end buyers. Similarly, it is unsuitable as a short-term vacation rental given the prevailing high price and low yield, which do not align with market expectations.
Tenant turnover risk With a tenant stability score of 70/100, there's a higher likelihood of turnover, which could lead to increased vacancy rates and associated costs during changeover periods.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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