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, 2-bathroom apartment of 92 m², energy rating B. Located Lumiar parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment is located in a prestigious neighborhood adjacent to the Paço do Lumiar Golf Course, combining modern living with serene green surroundings and convenient city access.
The valuation. The asking price of €549,000 is significantly above the fair value of €350,302, creating a discrepancy of €198,698 (56.7%). Given this valuation, the property is considered overpriced.
Fair value modelled at €350,302 from 6 comparable sales in the area. Asking €549,000 sits €198,698 (56.7%) above — overpriced versus fair value.
Asking €549,000 versus the Lumiar, Lisbon, Lisbon area baseline of €327,132 (€3,556/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 below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €327,132, adjusted for condition and micro-location, gives a modelled fair value of €350,302 (€3,808/m²), a €198,698 (56.7%) gap versus the €549,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Lumiar · ee8889 | Subject | €549,000 | €5,967 | — | 78 | 78 |
| rua José Gomes Monteiro S / N | Active | €492,000 | €3,785 | 36.6% | 82 | 77 |
| rua Pulido Valente S / N | Active | €550,000 | €3,481 | 41.7% | 80 | 73 |
| rua Mário Moreira, 9 | Active | €475,000 | €3,831 | 35.8% | 78 | 76 |
| rua Beatriz Ângelo, 2 | Active | €470,000 | €3,561 | 40.3% | 72 | 71 |
| Median comp | €483,500 | €3,673 | 38.4% | 79 | 75 |
Long-term rental The 2-bed apartment in Lumiar is listed at €549,000, which is significantly above the fair value of €350,302, indicating the property is overpriced by 56.7%. With a gross yield of only 2.6%, the investment is unlikely to generate substantial returns for long-term rental. Family rental While this property may appeal to families due to its size, the excessive listing price of €549,000 compared to the fair value of €350,302 suggests that it is overpriced and not an optimal choice for family rental. Furthermore, the moderate condition rating of 81/100 could deter potential tenants looking for higher-quality options. Buy-and-hold Given the significant gap between the listing price of €549,000 and the fair value of €350,302, this investment strategy is hampered by the property's overpriced status. The low gross yield of 2.6% further complicates the buy-and-hold perspective as potential appreciation may not compensate for such a high entry cost.
Economic vulnerability The economic stability score of 80 indicates a relatively strong market; however, the tenant stability score of 75 suggests potential fluctuations in tenant retention that could impact rental income.
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