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, 2-bathroom apartment of 102 m² on the 3rd floor. Located on rua Amílcar Cabral, Lumiar parish, Lisbon municipality, Lisbon district. The apartment features a generous balcony seamlessly connected to the spacious living area, providing an ideal space for outdoor entertaining or quiet relaxation while enjoying morning light.
The valuation. The asking price of €620,000 is significantly higher than the fair value of €520,956, indicating an overpriced property by €99,044, or 19.0%. This suggests potential buyers should proceed with caution.
Fair value modelled at €520,956 from 6 comparable sales in the area. Asking €620,000 sits €99,044 (19.0%) above — overpriced versus fair value.
Asking €620,000 versus the rua Amílcar Cabral area baseline of €479,329 (€4,699/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 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 €479,329, adjusted for condition and micro-location, gives a modelled fair value of €520,956 (€5,107/m²), a €99,044 (19.0%) gap versus the €620,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Amílcar Cabral | Subject | €620,000 | €6,078 | — | 70 | 79 |
| avenida da República | Active | €860,000 | €6,719 | 10.5% | 68 | 80 |
| Olivais · 28bc23 | Active | €499,000 | €4,229 | 30.4% | 70 | 80 |
| largo República da Turquia | Active | €550,000 | €5,140 | 15.4% | 65 | 78 |
| rua João de Freitas Branco, 34 | Active | €750,000 | €6,000 | 1.3% | 73 | 76 |
| Median comp | €650,000 | €5,570 | 8.4% | 69 | 79 |
Long-term rental The property is overpriced by 19.0% compared to its fair value of €520,956, which is significant for long-term rental potential. With a gross yield of only 2.9% and a condition rating of 69/100, this investment may not provide the expected returns over time. Buy-and-hold Investing in this property at €620,000 is less attractive given its fair value and a concerning price gap. The market's current conditions and a neighbourhood rating of 79/100 do not justify the high price point, making it a risky buy-and-hold strategy. Family rental The asking price significantly exceeds its fair value, positioning the property at a disadvantage for family rental purposes. Despite a decent neighbourhood rating, the overall yield and condition suggest that potential family renters may be deterred by the cost, limiting demand. Not ideal for short-term rental The property is overpriced, which contradicts the high turnover expected in short-term rental strategies. Additionally, the condition and yield do not align with the typical profitability needed for effective short-term rental operations. Not ideal for student housing Given the property's lofty price point and yield, it is unlikely to attract students seeking affordable housing options. The neighbourhood, while rated well, may not offset the high costs associated with this investment in terms of student tenancy.
Tenant turnover risk High tenant stability at 75/100 may still lead to potential risks associated with turnover, affecting consistent rent collection and increasing vacancy rates.
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