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 99 m² on the 1st floor, built in 2004, energy rating C. Located on rua Francisco da Conceição Silva S / N, Lumiar parish, Lisbon municipality, Lisbon district. This apartment features elegant high-quality finishes throughout and includes three balconies for enhanced outdoor enjoyment, alongside a dedicated electric vehicle charging space.
The valuation. The asking price of €560,000 is significantly above the fair value of €490,593, making it overpriced by €69,407, or 14.1% over valuation.
Fair value modelled at €490,593 from 6 comparable sales in the area. Asking €560,000 sits €69,407 (14.1%) above — overpriced versus fair value.
Asking €560,000 versus the rua Francisco da Conceição Silva S / N area baseline of €414,330 (€4,185/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €414,330, adjusted for condition and micro-location, gives a modelled fair value of €490,593 (€4,955/m²), a €69,407 (14.1%) gap versus the €560,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Francisco da Conceição Silva S / N | Subject | €560,000 | €5,657 | — | 82 | 83 |
| rua Pulido Valente | Active | €465,000 | €3,690 | 34.8% | 75 | 73 |
| Odivelas · 19069f | Active | €520,000 | €3,662 | 35.3% | 74 | 75 |
| Lumiar · 439453 | Active | €420,000 | €5,676 | 0.3% | 78 | 78 |
| avenida São Pedro, 7R | Active | €360,000 | €4,235 | 25.1% | 80 | 73 |
| Median comp | €442,500 | €3,963 | 29.9% | 77 | 74 |
Long-term rental The current listing price of €560,000 is 14.1% above its fair value of €490,593, indicating that this apartment is overpriced for long-term rental potential. With a gross yield of only 2.7%, it may not provide adequate return on investment for long-term tenants in the Lumiar area. Family rental At a listing price that exceeds fair value by over €70,000, this property is not positioned to serve the family rental market effectively. Families typically seek value for money, and the 2.7% yield alongside the expensive price may deter potential tenants looking for affordability. Buy-and-hold Given that the price is significantly above fair value, holding this asset for future appreciation may not yield the expected results. The overpriced listing coupled with a modest yield of 2.7% does not create an advantageous scenario for a buy-and-hold investment strategy. Not ideal for: Luxury market, Value-add renovation, Short-term vacation rental
Economic Dependence Risk: With an economic stability score of 80/100, there is a moderate risk of adverse economic shifts negatively impacting the property value, especially if local job markets fluctuate or decline. Tenant Turnover Risk: Although the tenant stability score is relatively high at 85/100, unexpected economic changes could still result in higher turnover rates, potentially affecting cash flow.
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