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 91 m², energy rating B. Located Lumiar parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment features a harmonious combination of wood elements and a contemporary design that integrates kitchen and living spaces through a functional peninsula, enhancing social interaction.
The valuation. The asking price of €560,000 exceeds the fair value of €502,988 by €57,012, representing an 11.3% premium. This property is considered overpriced in its current market context.
Fair value modelled at €502,988 from 6 comparable sales in the area. Asking €560,000 sits €57,012 (11.3%) above — overpriced versus fair value.
Asking €560,000 versus the Lumiar, Lisbon, Lisbon area baseline of €464,505 (€5,104/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €464,505, adjusted for condition and micro-location, gives a modelled fair value of €502,988 (€5,527/m²), a €57,012 (11.3%) gap versus the €560,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Lumiar · 3a707e | Subject | €560,000 | €6,154 | — | 75 | 81 |
| rua Mário Cesariny | Active | €750,000 | €7,212 | 17.2% | 78 | 81 |
| rua Lúcio de Azevedo | Active | €590,000 | €7,375 | 19.8% | 72 | 79 |
| avenida dos Estados Unidos da América, 50 | Active | €765,000 | €5,977 | 2.9% | 72 | 81 |
| Santa Clara · dc159b | Active | €650,000 | €3,757 | 38.9% | 78 | 72 |
| Median comp | €700,000 | €6,595 | 7.2% | 75 | 80 |
Long-term rental This property, listed at €560,000, is considered overpriced at a fair value of €502,988, reflecting a gap of 11.3%. With a gross yield of only 3%, prospective investors may find the return on investment to be inadequate for long-term rental strategies. Family rental While the apartment boasts a good condition score of 81/100 and is located in a well-rated neighborhood, its current price exceeds fair value, making it less attractive for family-oriented rental strategies. The potential rental income might not justify the elevated acquisition cost given the 11.3% premium over fair value. Buy-and-hold Although Greater Lisbon's urban advantages make this property appealing for a buy-and-hold strategy, the 11.3% overpricing relative to fair market value suggests that holding this asset may expose investors to downside risks. The modest gross yield of 3% further complicates the long-term holding potential in the current market environment.
Potential economic downturn There is a risk of reduced rental income due to potential economic fluctuations, despite a solid economic stability score of 85/100 and tenant stability score of 80/100, which may indicate vulnerability during economic uncertainties.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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