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 100 m² on the 12th floor, built in 2003, energy rating D. Located on rua Tomás da Fonseca, Lumiar parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a dedicated wallbox for electric vehicle charging, enhancing its appeal for environmentally conscious buyers in a modern setting.
The valuation. The asking price of €550,000 sits €54,050 (10.9%) above the fair value of €495,950, indicating that the property is overpriced. This discrepancy suggests potential challenges in achieving a profitable investment.
Fair value modelled at €495,950 from 6 comparable sales in the area. Asking €550,000 sits €54,050 (10.9%) above — overpriced versus fair value.
Asking €550,000 versus the rua Tomás da Fonseca area baseline of €393,808 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €393,808, adjusted for condition and micro-location, gives a modelled fair value of €495,950 (€4,959/m²), a €54,050 (10.9%) gap versus the €550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Tomás da Fonseca | Subject | €550,000 | €5,500 | — | 75 | 73 |
| largo José João Farinha Júnior, 1 | Active | €399,900 | €4,705 | 14.5% | 70 | 74 |
| largo Pimenteiras | Active | €700,000 | €6,140 | 11.6% | 79 | 76 |
| rua António Prior do Crato S / N | Active | €255,000 | €4,048 | 26.4% | 75 | 70 |
| estrada a-da-Maia, 17 | Active | €365,000 | €5,214 | 5.2% | 77 | 81 |
| Median comp | €382,450 | €4,960 | 9.8% | 76 | 75 |
Long-term rental While the property offers a gross yield of 3.1%, its asking price of €550,000 exceeds the fair value of €495,950, indicating an overpriced position in the market. Given the overall condition and neighborhood ratings, potential long-term rental returns may not justify the entry price. Buy-and-hold The gap of 10.9% from the fair value suggests that this property is overpriced for a buy-and-hold investment strategy. Coupled with a relatively low yield and average neighborhood quality, the prospects for capital appreciation may not align with current market expectations. Family rental Despite being situated in a decent neighborhood, the property's asking price places it in an overpriced bracket that may deter families seeking value. The 3.1% yield, combined with the context of rising living costs, does not position it as an attractive option for family renters in the area.
Economic volatility risk The property could face challenges due to a relatively high economic stability score of 80/100 coupled with a lower tenant stability score of 65/100, indicating potential fluctuations in rental income reliability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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