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 102 m² on the 9th floor, built in 1979, energy rating E. Located Lumiar parish, Lisbon municipality, Lisbon district. Noteworthy Features: The expansive glazed sunroom not only enhances natural light but also offers a serene view of the wooded area, perfect for relaxation or additional living space.
The valuation. The asking price of €450,000 is slightly above the fair value of €431,352, indicating a difference of €18,648 or 4.3%. This property is fairly valued in the current market context.
Fair value modelled at €431,352 from 6 comparable sales in the area. Asking €450,000 sits €18,648 (4.3%) above — overpriced versus fair value.
Asking €450,000 versus the Lumiar, Lisbon, Lisbon area baseline of €479,601 (€4,702/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €479,601, adjusted for condition and micro-location, gives a modelled fair value of €431,352 (€4,229/m²), a €18,648 (4.3%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Lumiar · 5da27a | Subject | €450,000 | €4,412 | — | 70 | 70 |
| rua Pêro Escobar, 38 | Active | €225,000 | €3,309 | 25.0% | 70 | 81 |
| estrada da Torre, 75 | Active | €369,000 | €4,193 | 5.0% | 72 | 83 |
| alameda Poder | Active | €320,000 | €4,444 | 0.7% | 70 | 66 |
| rua Cidade de Tete | Active | €275,000 | €3,667 | 16.9% | 60 | 79 |
| Median comp | €297,500 | €3,930 | 10.9% | 70 | 80 |
Long-term rental The property in Lumiar, listed at €450,000 with a fair value of €431,352, presents a modest yield of 3.2%. Given its condition score of 68/100 and neighborhood rating of 70/100, this investment aligns well with a long-term rental strategy in a stable market. Family rental With the growing demand for family accommodations in suburban Lisbon, this 2-bed apartment's listing price reflects a fair market position at €450,000. The reasonable amenities and transport links to the city make it suitable for families, despite its 4.3% gap from fair value. Buy-and-hold Investing in this property at €450,000 may be reasonable given its fair value assessment, indicating a sustainable opportunity within the buy-and-hold strategy. The apartment’s condition and neighborhood quality provide a solid foundation for long-term appreciation, although the yield of 3.2% suggests limited immediate cash flow potential.
Economic Vulnerability The economic stability score of 70/100 indicates potential susceptibility to downturns, while the tenant stability score of 65/100 suggests a likelihood of higher vacancy rates or turnover, increasing investment risk.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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