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, 3-bathroom apartment of 150 m² on the 3rd floor, built in 1998, energy rating C. Located Lumiar parish, Lisbon municipality, Lisbon district. The apartment's exclusive access to the historic 18th-century garden enhances its luxurious appeal, providing a serene outdoor retreat for residents within the prestigious Quinta Conde do Paço do Lumiar condominium.
The valuation. The asking price of €975,000 sits significantly above the fair value of €752,444, indicating an overpriced property by €222,556 (29.6%). The current market conditions do not justify this premium.
Fair value modelled at €752,444 from 6 comparable sales in the area. Asking €975,000 sits €222,556 (29.6%) above — overpriced versus fair value.
Asking €975,000 versus the Lumiar, Lisbon, Lisbon area baseline of €734,874 (€4,899/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €734,874, adjusted for condition and micro-location, gives a modelled fair value of €752,444 (€5,016/m²), a €222,556 (29.6%) gap versus the €975,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Lumiar · f46ccc | Subject | €975,000 | €6,500 | — | 70 | 72 |
| Lumiar · 82c84e | Active | €698,000 | €5,058 | 22.2% | 68 | 76 |
| rua José Farinha, 13 | Active | €849,000 | €4,468 | 31.3% | 75 | 76 |
| rua Aristides de Sousa Mendes | Active | €700,000 | €5,385 | 17.2% | 74 | 79 |
| Odivelas · 4a4583 | Active | €449,000 | €4,677 | 28.0% | 77 | 80 |
| Median comp | €699,000 | €4,868 | 25.1% | 75 | 78 |
Long-term rental The property’s listing price of €975,000 presents a significant gap of 29.6% above the fair value estimate of €752,444, indicating it is overpriced for potential long-term rental. With a gross yield of only 2.2%, the investment may struggle to meet cash flow expectations in the current market environment. Family rental At a listed price of €975,000, the apartment’s valuation exceeds the fair value by 29.6%, suggesting it is overpriced for families seeking long-term rentals. The neighbourhood's average condition rating of 72/100 may limit appeal, making it less attractive for families who prioritize value for money. Buy-and-hold With a purchase price of €975,000, the property is overpriced compared to its fair value of €752,444, representing a concerning valuation gap of 29.6%. The potential for appreciation might be limited in the suburban Lumiar district, reducing the attractiveness of a long-term buy-and-hold strategy in this market segment.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of tenant turnover, which could lead to potential vacancies and decreased rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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