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, 2-bathroom apartment of 98 m² on the 1st floor, built in 2007, energy rating C. Located on rua Nóbrega e Sousa, Lumiar parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment's expansive 26m² terrace enhances living space significantly and provides multiple access points from all rooms, creating seamless indoor-outdoor flow. Parking and Storage: It includes a dedicated parking space with an electric car charger and an additional storage room, maximizing convenience.
The valuation. The asking price of €500,000 is marginally below the fair value of €508,223, demonstrating a slight discount of 1.6%. This positions the property as a fair investment opportunity in the current market.
Fair value modelled at €508,223 from 6 comparable sales in the area. Asking €500,000 sits €8,223 (1.6%) below — the upside to fair value.
Asking €500,000 versus the rua Nóbrega e Sousa area baseline of €471,219 (€4,808/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 above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €471,219, adjusted for condition and micro-location, gives a modelled fair value of €508,223 (€5,186/m²), a €8,223 (1.6%) gap versus the €500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Nóbrega e Sousa | Subject | €500,000 | €5,102 | — | 80 | 75 |
| rua Olavo d'Eça Leal | Active | €650,000 | €5,372 | 5.3% | 75 | 84 |
| jardim Maria da Luz Ponces de Carvalho, 4 | Active | €645,000 | €2,580 | 49.4% | 72 | 78 |
| rua Nóbrega e Sousa | Active | €497,500 | €4,252 | 16.7% | 72 | 78 |
| praça São Francisco de Assis, 2A | Active | €420,000 | €5,000 | 2.0% | 72 | 73 |
| Median comp | €571,250 | €4,626 | 9.3% | 72 | 78 |
Long-term rental This property’s fair valuation at €508,223 indicates it is priced fairly at €500,000, yielding a gross return of 2.8%. Given the decent condition and quality neighbourhood, it supports a sustainable rental demand for long-term tenants. Buy-and-hold Acquiring this property for a buy-and-hold strategy makes sense as it is assessed at a fair market value, suggesting stable investment potential. Its respectable yield of 2.8% reflects a reasonable income generation potential while maintaining value appreciation features in the Lisbon housing market. Family rental Targeting families in this 1-bed apartment could be effective, as its fair value positioning and the neighbourhood’s adequate amenities cater well to longer-term housing solutions. The property’s solid condition and accessibility to public transport enhance its appeal to family renters looking to settle in a stable area. Not ideal for short-term vacation rental, student housing, luxury market The pricing dynamics and local demand trends indicate that this property is not suited for short-term vacation rentals or student housing, as those markets often require more attractive, lower-priced options. Additionally, the luxury market's high standards make this apartment less competitive despite its overall fair valuation.
[Tenant turnover risk] With a tenant stability score of 65/100, there is a heightened risk of tenant turnover, which could lead to additional vacancy costs and impact cash flow stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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