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, 1-bathroom apartment of 84 m² on the 1st floor, energy rating D. Located on rua Alexandre Ferreira, 42, Lumiar parish, Lisbon municipality, Lisbon district. Unique Feature: The apartment includes a spacious balcony directly accessible from the living room, ideal for outdoor relaxation or dining, enhancing its potential for urban living. Condition Note: Despite needing renovations, the property has a solid structure and benefits from abundant natural light throughout.
The valuation. The asking price of €320,000 is significantly above the fair value of €230,056, representing an overvaluation of €89,944 or 39.1%. This property is considered overpriced in the current market conditions.
Fair value modelled at €230,056 from 6 comparable sales in the area. Asking €320,000 sits €89,944 (39.1%) above — overpriced versus fair value.
Asking €320,000 versus the rua Alexandre Ferreira, 42 area baseline of €325,339 (€3,873/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 46/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €325,339, adjusted for condition and micro-location, gives a modelled fair value of €230,056 (€2,739/m²), a €89,944 (39.1%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Alexandre Ferreira, 42 | Subject | €320,000 | €3,810 | — | 50 | 76 |
| Odivelas · 652ffd | Active | €140,000 | €2,059 | 46.0% | — | 76 |
| Odivelas · 89e5f7 | Active | €140,000 | €2,059 | 46.0% | — | 74 |
| Odivelas · 4bc272 | Active | €310,000 | €2,768 | 27.3% | — | 76 |
| rua Cidade de Tete | Active | €275,000 | €3,667 | 3.8% | 60 | 79 |
| Median comp | €207,500 | €2,414 | 36.6% | 60 | 76 |
Long-term rental Given the property’s gross yield of 4.3% and a fair value of €230,056, the current listing price of €320,000 suggests a significant overpricing. This could limit cash flow potential and overall investment returns in the long-term rental market. Family rental The property is priced about 39.1% above its fair value, which may deter families seeking affordable housing options in the thriving Lumiar area. With a neighborhood score of 76/100, there may be demand, but an overpriced entry point could hinder rental competitiveness. Buy-and-hold Investing in this property for a buy-and-hold strategy may not be advisable due to its current listing exceeding fair value by a considerable margin. The overpriced nature of the asset diminishes potential appreciation and long-term profitability, given the current market dynamics. Not ideal for short-term vacation rental The property’s pricing at €320,000 makes it a less viable option for short-term vacation rentals, particularly in a competitive market like Lisbon. Investors may find that they are unable to generate adequate occupancy rates to justify the inflated acquisition cost. Not ideal for student housing With a significant gap from fair value, the property is not ideal for student housing investments, as the high price could preclude competitive rental pricing. Furthermore, the condition score of 46/100 indicates potential issues that may dissuade students looking for affordable housing in Lisbon.
Economic Downturn Risk A potential economic downturn could impact tenant stability, especially given the 70/100 tenant stability score, leading to increased vacancy rates or reduced rental income.
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