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.
1-bedroom, 1-bathroom apartment of 76 m² on the 1st floor, built in 2020, energy rating C. Located Lumiar parish, Lisbon municipality, Lisbon district. This property features a private parking space and independent storage, enhancing its convenience in a sought-after gated community with modern urban amenities.
The valuation. The asking price of €465,000 sits €101,102 (27.8%) above the fair value of €363,898, indicating that the property is overpriced for the market conditions. This disconnect suggests a potential challenge in realizing a profitable investment.
Fair value modelled at €363,898 from 6 comparable sales in the area. Asking €465,000 sits €101,102 (27.8%) above — overpriced versus fair value.
Asking €465,000 versus the Lumiar, Lisbon, Lisbon area baseline of €352,098 (€4,633/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 is above the parish average, lifting 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 €352,098, adjusted for condition and micro-location, gives a modelled fair value of €363,898 (€4,788/m²), a €101,102 (27.8%) gap versus the €465,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Lumiar · 834398 | Subject | €465,000 | €6,118 | — | 75 | 78 |
| Olivais · ba5794 | Active | €280,000 | €5,833 | 4.7% | 75 | 71 |
| praça São Francisco de Assis, 2A | Active | €420,000 | €5,000 | 18.3% | 72 | 73 |
| rua Heróis do Ultramar | Active | €270,000 | €4,576 | 25.2% | 73 | 77 |
| largo José João Farinha Júnior | Active | €480,000 | €5,333 | 12.8% | 74 | 73 |
| Median comp | €350,000 | €5,167 | 15.6% | 74 | 73 |
Long-term rental The property in Lumiar is currently priced at €465,000, exceeding its fair value of €363,898 by 27.8%. With a gross yield of 3.1%, it does not present an attractive opportunity for long-term rental investors considering the price premium. Family rental Given its high asking price of €465,000, the property is overpriced compared to its fair value of €363,898. While it has a decent condition rating of 79/100, the yield of 3.1% limits its appeal for family renters in search of value. Buy-and-hold At a listing price of €465,000, this apartment is overpriced relative to its fair value of €363,898, representing a significant 27.8% gap. Despite the good condition and neighborhood ratings, the low yield of 3.1% diminishes its attractiveness as a buy-and-hold investment option.
Economic downturn risk With an economic stability score of 80/100, there remains a potential risk that sudden economic downturns could negatively impact rental income stability, especially considering the tenant stability score of only 70/100, indicating possible tenant turnover challenges.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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