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.
4-bedroom, 2-bathroom apartment of 135 m² on the 6th floor. Located Lumiar parish, Lisbon municipality, Lisbon district. Noteworthy Feature: This apartment boasts a prime 6th-floor location with panoramic views and a unique expanded living room, perfect for entertaining or relaxing in style.
The valuation. The asking price of €450,000 is significantly above the fair value of €370,939, representing an overpricing of €79,061 (21.3%). This discrepancy suggests a valuation that does not align with market fundamentals.
Fair value modelled at €370,939 from 6 comparable sales in the area. Asking €450,000 sits €79,061 (21.3%) above — overpriced versus fair value.
Asking €450,000 versus the Lumiar, Lisbon, Lisbon area baseline of €392,866 (€2,910/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €392,866, adjusted for condition and micro-location, gives a modelled fair value of €370,939 (€2,748/m²), a €79,061 (21.3%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Lumiar · 133862 | Subject | €450,000 | €3,333 | — | 65 | 76 |
| rua Diu, 3 | Active | €320,000 | €2,133 | 36.0% | 60 | 78 |
| rua Jaime Lopes Dias | Active | €420,000 | €3,590 | 7.7% | 70 | 78 |
| Odivelas · 5e6163 | Active | €390,000 | €2,786 | 16.4% | 68 | 74 |
| Odivelas · ab717a | Active | €420,000 | €2,710 | 18.7% | 70 | 72 |
| Median comp | €405,000 | €2,748 | 17.6% | 69 | 76 |
Long-term rental The property is currently listed at €450,000, exceeding its fair value of €370,939 by 21.3%, indicating it is overpriced. With a gross yield of only 4.7%, investors may find better opportunities with a stronger return potential in the market. Family rental While the apartment is situated in a neighbourhood rated 76/100, which offers good schools and low crime, its price of €450,000 reflects a significant disparity from its fair value of €370,939. This 21.3% gap suggests that the property is overpriced, limiting its attractiveness to families looking for budget-friendly housing options. Buy-and-hold Despite the potential for long-term appreciation due to proximity to Lisbon, the property’s listing at €450,000 compared to a fair value of €370,939 means it is overpriced. As a buy-and-hold investment, the current gross yield of 4.7% lacks sufficient compensation for the elevated entry price, making it less appealing for long-term investors.
Tenant turnover risk High tenant turnover may occur due to the tenant stability score of 70/100, indicating potential challenges in maintaining occupancy rates and consistent rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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