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 84 m² on the 4th floor, built in 1987, energy rating D. Located on rua Agostinho Neto, 28, Lumiar parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes a dedicated parking space and a storage room, enhancing convenience and storage options in a desirable urban location.
The valuation. The asking price of €590,000 is €59,750 (11.3%) above the fair value of €530,250, making it overpriced for investors. This discrepancy suggests a careful evaluation of investment potential is necessary.
Fair value modelled at €530,250 from 6 comparable sales in the area. Asking €590,000 sits €59,750 (11.3%) above — overpriced versus fair value.
Asking €590,000 versus the rua Agostinho Neto, 28 area baseline of €461,831 (€5,498/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 €461,831, adjusted for condition and micro-location, gives a modelled fair value of €530,250 (€6,313/m²), a €59,750 (11.3%) gap versus the €590,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Agostinho Neto, 28 | Subject | €590,000 | €7,024 | — | 75 | 74 |
| rua Maestro Jaime Silva Filho | Active | €420,000 | €6,563 | 6.6% | 80 | 72 |
| avenida dos Estados Unidos da América, 119 | Active | €540,000 | €5,745 | 18.2% | 70 | 77 |
| São Domingos de Benfica · 6d5550 | Active | €485,000 | €6,063 | 13.7% | 72 | 81 |
| São Domingos de Benfica · 86cde4 | Active | €430,000 | €7,288 | 3.8% | 72 | 82 |
| Median comp | €457,500 | €6,313 | 10.1% | 72 | 79 |
Long-term rental The property’s current asking price of €590,000 reflects a significant 11.3% gap above its fair value of €530,250, indicating it is overpriced. With a gross yield of just 2.6%, the investment potential is limited in an already competitive rental market. Family rental Although the apartment is located in a suburb with good housing appeal and access to commuting options, the 11.3% premium over the fair value shows it is overpriced. Given the overall condition score of 78/100, family renters may be deterred by the price relative to the value and amenities available. Buy-and-hold Investing in this property as a buy-and-hold strategy is not recommended due to its overpriced status, with a fair value of €530,250 contrasting sharply to the asking price of €590,000. The modest yield of 2.6% further implies sluggish capital appreciation potential in the current market climate.
Economic Downturn Risk An economic stability score of 80 indicates potential resilience, but a tenant stability score of 70 suggests a moderate risk of rental income fluctuations, which may affect cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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