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.
2-bedroom, 2-bathroom apartment of 100 m², built in 2010, energy rating B. Located Lumiar parish, Lisbon municipality, Lisbon district. Notable Features: The property includes a private parking space and access to a communal swimming pool, enhancing convenience and outdoor leisure opportunities in a bustling city center environment.
The valuation. The asking price of €1,490,000 significantly exceeds the fair value of €452,319, resulting in an overpricing of €1,037,681 (69.6%). Clearly, this property is not a viable investment at the current listing price.
Fair value modelled at €452,319 from the area baseline, adjusted for condition and location. Asking €1,490,000 sits €1,037,681 (69.6%) above — overpriced versus fair value.
Asking €1,490,000 versus the Lumiar, Lisbon, Lisbon area baseline of €481,700 (€4,817/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 78 · Materials 83 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 85 · Amenities 85 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Lumiar, Lisbon, Lisbon
Area baseline €481,700 + condition +€9,688 + location +€48,831 = modelled fair value of €452,319 (€4,523/m²), a €1,037,681 (69.6%) gap versus the €1,490,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Lumiar · 911389 | Subject | €1,490,000 | €14,900 | — | 78 | 81 |
| rua Joaquim Rocha Cabral | Active | €1,030,000 | €6,280 | 57.8% | 80 | 78 |
| rua António Alçada Baptista, 12 | Active | €668,000 | €5,613 | 62.3% | 85 | 81 |
| rua Mário Cesariny | Active | €750,000 | €7,212 | 51.6% | 78 | 81 |
| rua Professor Manuel Viegas Guerreiro, 8 | Active | €645,000 | €7,414 | 50.2% | 88 | 76 |
| Median comp | €709,000 | €6,746 | 54.7% | 83 | 80 |
Long-term rental The 2-bed apartment in Lumiar is overpriced by 69.6%, with a fair value of only €452,319 compared to its listing price of €1,490,000. At a gross yield of just 1.1%, the potential returns do not justify the investment in the long-term rental market. Family rental While family rentals typically offer stability, this property is significantly overpriced at €1,490,000 against a fair value of €452,319, yielding only 1.1%. The current pricing makes it difficult to attract families seeking value without substantial financial sacrifices. Value-add renovation Investing in renovations to increase property value is challenging given the current listing price of €1,490,000, which is 69.6% above the fair value of €452,319. The low yield of 1.1% further indicates that the financial upside from renovations may not compensate for the high entry cost of the property.
Economic downturn risk: With an economic stability score of 80, there is a risk of unforeseen downturns that could affect property values and rental income, particularly in a market with 75 tenant stability which could lead to higher vacancy rates.
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