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, 2-bathroom apartment of 132 m² on the 13th floor, built in 1975, energy rating D. Located Lumiar parish, Lisbon municipality, Lisbon district. Noteworthy Features: This 13th-floor apartment boasts an unobstructed panoramic view of Lisbon and high solar exposure, enhancing both brightness and aesthetic appeal throughout the day.
The valuation. The asking price of €580,000 is significantly above the fair value of €499,003, resulting in a discrepancy of €80,997 or 16.2%. This property is considered overpriced.
Fair value modelled at €499,003 from 6 comparable sales in the area. Asking €580,000 sits €80,997 (16.2%) above — overpriced versus fair value.
Asking €580,000 versus the Lumiar, Lisbon, Lisbon area baseline of €402,267 (€3,047/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €402,267, adjusted for condition and micro-location, gives a modelled fair value of €499,003 (€3,780/m²), a €80,997 (16.2%) gap versus the €580,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Lumiar · 4681ff | Subject | €580,000 | €4,394 | — | 68 | 77 |
| alameda Salgueiro Maia S / N | Active | €397,000 | €3,151 | 28.3% | 70 | 72 |
| Camarate, Unhos e Apelação · 25f8c7 | Active | €305,000 | €3,020 | 31.3% | 72 | 82 |
| praceta Tomás da Anunciação, 40 | Active | €385,000 | €3,632 | 17.3% | 65 | 74 |
| rua Gil Eanes | Active | €330,000 | €3,929 | 10.6% | 72 | 75 |
| Median comp | €357,500 | €3,392 | 22.8% | 71 | 75 |
Long-term rental The property in Lumiar is overpriced at €580,000 compared to its fair value of €499,003, resulting in a 16.2% gap. With a gross yield of only 3.4%, this investment does not provide a compelling return given its elevated valuation. Buy-and-hold This 3-bed apartment’s listing price significantly exceeds its fair value, suggesting it may not appreciate as anticipated in the long term. Given the neighbourhood's score of 77/100, while reasonable, the purchase at this price is likely to yield minimal returns over time due to its 16.2% markup. Family rental Although the property is situated in a relatively safe suburban area, its high listing price of €580,000 makes it less appealing for a family rental strategy. The condition score of 71/100 indicates it may require additional investment to maintain attractiveness to potential tenants, further complicating the return on this overpriced asset.
Tenant turnover risk With a Tenant stability score of 65/100, there is a significant risk of increased tenant turnover, potentially leading to higher vacancy rates and associated costs for the property owner.
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