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 156 m² on the 6th floor, built in 2001, energy rating D. Located on rua Professor Moisés Amzalak, 3, Lumiar parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment's unique East/West orientation ensures exceptional natural light throughout the day, while the condominium's low fee reflects efficient management and high-quality infrastructure. Condition Notes: The property shows a mix of modern and slightly dated features with good spatial characteristics.**
The valuation. The asking price of €730,000 is significantly above the fair value of €565,713, reflecting an overvaluation of €164,287 (29.0%). This indicates that the property is overpriced relative to the market. Buy-to-flip angle. A buy-to-flip strategy would focus on capitalizing on the price spread, targeting renovations that could uplift the property’s value for a profitable resale. However, given its current overvaluation, short-term profit may be difficult to achieve. Buy-to-let angle. With an estimated gross yield of 3% and potential rental income of approximately €1,825 per month, the property could serve as a stable long-term investment. However, the yield suggests that returns may be modest compared to market standards.
Fair value modelled at €565,713 from 6 comparable sales in the area. Asking €730,000 sits €164,287 (29.0%) above — overpriced versus fair value.
Asking €730,000 versus the rua Professor Moisés Amzalak, 3 area baseline of €525,250 (€3,367/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 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 €525,250, adjusted for condition and micro-location, gives a modelled fair value of €565,713 (€3,626/m²), a €164,287 (29.0%) gap versus the €730,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Professor Moisés Amzalak, 3 | Subject | €730,000 | €4,679 | — | 68 | 79 |
| calçada de Carriche | Active | €975,000 | €3,611 | 22.8% | 70 | 75 |
| rua Leopoldo de Almeida S / N | Active | €650,000 | €3,916 | 16.3% | 72 | 79 |
| estrada de Benfica | Active | €670,000 | €4,963 | 6.1% | 60 | 76 |
| praceta Abel Salazar | Active | €374,000 | €2,510 | 46.4% | 65 | 72 |
| Median comp | €660,000 | €3,764 | 19.6% | 68 | 76 |
Long-term rental The 2-bed apartment in Lumiar is overpriced at €730,000, presenting a substantial gap of 29.0% compared to its fair value of €565,713. The gross yield of 3% is below acceptable thresholds for sustained long-term investment, which diminishes its attractiveness as a rental property. Family rental With its spacious layout and suburban location, the property could appeal to families seeking stability; however, the excessive price limits potential upside in rental returns. Additionally, the neighbourhood score of 79/100 reflects a solid environment, albeit the high purchase cost casts doubt on the investment viability. Buy-and-hold Holding this apartment as a long-term investment seems impractical due to its substantial overpricing above fair value. The 3% yield does not compensate for the significant initial investment needed, thereby not supporting the buy-and-hold strategy effectively.
Economic downturn risk With an economic stability score of 80/100, there is still a reasonable chance that fluctuations could impact the property value, especially if tenant stability remains relatively lower at 70/100, potentially leading to increased vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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