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.
3-bedroom, 2-bathroom apartment of 100 m² on the 8th floor, built in 1989, energy rating B. Located Lumiar parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment's 8th-floor location offers panoramic city views, while the large balcony and terrace create ideal spaces for outdoor relaxation and entertainment. Unique Selling Point: Access to vibrant cultural venues nearby enhances urban living.
The valuation. The asking price of €680,000 exceeds the fair value of €418,946 by €261,054, indicating the property is overpriced by 62.3%. This discrepancy suggests a cautious approach to potential investment.
Fair value modelled at €418,946 from 6 comparable sales in the area. Asking €680,000 sits €261,054 (62.3%) above — overpriced versus fair value.
Asking €680,000 versus the Lumiar, Lisbon, Lisbon area baseline of €525,211 (€5,252/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 53/100 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 €525,211, adjusted for condition and micro-location, gives a modelled fair value of €418,946 (€4,189/m²), a €261,054 (62.3%) gap versus the €680,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Lumiar · 33bb66 | Subject | €680,000 | €6,800 | — | 55 | 76 |
| avenida David Mourão-Ferreira, 14 | Active | €665,000 | €6,456 | 5.1% | — | 78 |
| Odivelas · 190923 | Active | €560,000 | €4,148 | 39.0% | 68 | 79 |
| Odivelas · 5da022 | Active | €515,000 | €3,962 | 41.7% | — | 70 |
| Odivelas · 8316a3 | Active | €403,000 | €5,038 | 25.9% | 45 | 76 |
| Median comp | €537,500 | €4,593 | 32.5% | 57 | 77 |
Long-term rental The 3-bed apartment in Lumiar at €680,000 exhibits a significant 62.3% gap compared to its fair value of €418,946, indicating it is overpriced in the market. With a gross yield of only 2.5%, potential returns are limited, which may deter long-term rental investors seeking better opportunities. Family rental Due to the significant deviation from its fair value, the apartment is not positioned well for family rental, as its current price of €680,000 does not align with the area's typical rental market dynamics. Furthermore, while the neighborhood scores 76/100, the high price would likely limit accessibility for families seeking reasonably priced accommodation. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable given its 62.3% overvaluation, as the purchase price of €680,000 greatly exceeds its fair value of €418,946. The gross yield of 2.5% reflects insufficient income potential, undermining long-term investment viability in a suburban area that typically offers better opportunities elsewhere.
Tenant turnover risk The tenant stability score of 75/100 suggests a moderate likelihood of tenant turnover, which could impact rental income stability.
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