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 56 m² on the 2nd floor, built in 1998, energy rating C. Located Lumiar parish, Lisbon municipality, Lisbon district. Notable Features: The apartment boasts state-of-the-art, integrated appliances within a modern kitchen and offers energy-efficient installations post-renovation for enhanced comfort and lower utility costs.
The valuation. The asking price of €319,000 is significantly above the fair value of €252,070, indicating an overpriced property by €66,930, or 26.6%. This suggests that potential investors may want to negotiate to find a more favorable price.
Fair value modelled at €252,070 from 6 comparable sales in the area. Asking €319,000 sits €66,930 (26.6%) above — overpriced versus fair value.
Asking €319,000 versus the Lumiar, Lisbon, Lisbon area baseline of €223,062 (€3,983/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €223,062, adjusted for condition and micro-location, gives a modelled fair value of €252,070 (€4,501/m²), a €66,930 (26.6%) gap versus the €319,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Lumiar · 834198 | Subject | €319,000 | €5,696 | — | 74 | 76 |
| rua Heróis do Ultramar | Active | €270,000 | €4,576 | 19.7% | 73 | 77 |
| rua Padre Francisco Álvares, 22 | Active | €395,000 | €5,486 | 3.7% | 72 | 84 |
| Camarate, Unhos e Apelação · ab7143 | Active | €290,000 | €3,973 | 30.3% | 76 | 78 |
| rua Alexandre Herculano, 29 | Active | €270,000 | €4,426 | 22.3% | 71 | 75 |
| Median comp | €280,000 | €4,501 | 21.0% | 73 | 78 |
Long-term rental The 2-bed apartment in Lumiar is overpriced by 26.6% compared to its fair value, resulting in a high entry point for long-term rental investors. With a gross yield of only 4.2%, the investment may struggle to provide desirable returns in the current market. Family rental While this apartment offers good transit connections and amenities suitable for families, its price point is 26.6% above fair value, making it a less attractive option for family rental strategies. The moderate yield of 4.2% further diminishes its appeal in a competitive rental market. Buy-and-hold Investors considering a buy-and-hold strategy should take note of the 26.6% gap between the listing price and fair value, as this property is overpriced and may hinder long-term appreciation. The satisfactory condition and decent neighborhood ratings are not sufficient to justify the elevated price in the current economic climate.
Tenant turnover risk The tenant stability score of 70/100 suggests a potential for increased turnover, which could lead to higher vacancy rates and associated costs in property management and leasing.
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