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, 3-bathroom apartment of 190 m², built in 2001, energy rating C. Located Lumiar parish, Lisbon municipality, Lisbon district. This apartment uniquely features a chef's kitchen equipped with high-end Miele and Liebherr appliances, and offers the flexibility of easily reverting to a four-bedroom layout.
The valuation. The asking price of €1,250,000 sits above the fair value of €1,187,312 by €62,688 (5.3%), indicating that the property is priced at a fair level. Buy-to-flip angle. With a potential resale strategy, investors could target an increase above the asking price by enhancing the existing high-quality finishes. Buy-to-let angle. The projected rental income of €2,708/month offers a gross yield of 2.6%, making this property suitable for long-term rentals in a desirable area of Greater Lisbon.
Fair value modelled at €1,187,312 from 6 comparable sales in the area. Asking €1,250,000 sits €62,688 (5.3%) above — overpriced versus fair value.
Asking €1,250,000 versus the Lumiar, Lisbon, Lisbon area baseline of €986,873 (€5,194/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 is above the parish average, lifting 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 €986,873, adjusted for condition and micro-location, gives a modelled fair value of €1,187,312 (€6,249/m²), a €62,688 (5.3%) gap versus the €1,250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Lumiar · 1f353f | Subject | €1,250,000 | €6,579 | — | 80 | 79 |
| avenida 5 de Outubro, 190B | Active | €1,695,000 | €9,912 | 50.7% | 80 | 82 |
| rua José Farinha, 13 | Active | €849,000 | €4,468 | 32.1% | 75 | 76 |
| avenida Marquês de Tomar, 92C | Active | €1,700,000 | €8,586 | 30.5% | 80 | 81 |
| avenida Nuno Krus Abecassis, 30 | Active | €600,000 | €4,255 | 35.3% | 80 | 76 |
| Median comp | €1,272,000 | €6,527 | 0.8% | 80 | 79 |
Long-term rental This property in Lumiar, with a yield of 2.6%, provides stable rental income potential but reflects its fair value at €1,250,000, just above the estimated fair value of €1,187,312. Given the current market conditions, the modest gap of 5.3% suggests a prudent investment with lower risk exposure in a robust rental market. Buy-and-hold With a fair value assessment indicating a 5.3% premium, the buy-and-hold strategy on this apartment in Lumiar is supported by a solid condition rating of 83/100 and a decent neighborhood score of 79/100. Although the property holds stable investment potential, its pricing aligns closely with market value, providing limited upside for significant capital appreciation. Family rental Positioned within a family-friendly environment in Lumiar, this apartment meets crucial criteria for family renters, including size and decent neighborhood amenities, despite being priced at €1,250,000. The fair valuation underscored by the small 5.3% gap indicates that while it caters to family rentals, the current listing price may limit its appeal to value-seeking tenants.
Tenant turnover risk High tenant turnover could be a concern as indicated by a tenant stability score of 75/100, suggesting potential disruptions in cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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