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 151 m² on the 4th floor, energy rating D. Located on rua Fernando Lopes Graça, Lumiar parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes a fireplace with heat recovery for efficient heating, and boasts Daikin air conditioning for year-round climate control in the living spaces.
The valuation. The asking price of €685,000 is €114,473 above the fair value of €570,527, representing an overpricing of 20.1%. This disparity suggests a need for negotiation or reconsideration regarding the value of the property.
Fair value modelled at €570,527 from 6 comparable sales in the area. Asking €685,000 sits €114,473 (20.1%) above — overpriced versus fair value.
Asking €685,000 versus the rua Fernando Lopes Graça area baseline of €495,702 (€3,283/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €495,702, adjusted for condition and micro-location, gives a modelled fair value of €570,527 (€3,778/m²), a €114,473 (20.1%) gap versus the €685,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Fernando Lopes Graça | Subject | €685,000 | €4,536 | — | 73 | 69 |
| Odivelas · 82c6fa | Active | €430,000 | €2,886 | 36.4% | 71 | 76 |
| rua Fernando Lopes Graça | Active | €630,000 | €3,642 | 19.7% | 72 | 74 |
| calçada de Carriche | Active | €975,000 | €3,611 | 20.4% | 70 | 75 |
| rua Alexandre Ferreira, 27 | Active | €450,000 | €4,369 | 3.7% | 85 | 81 |
| Median comp | €540,000 | €3,627 | 20.1% | 72 | 76 |
Long-term rental The property in Lumiar is overpriced at €685,000 compared to its fair value of €570,527, presenting a significant gap of 20.1%. With a gross yield of just 3.1%, this investment may struggle to deliver satisfactory returns over the long term. Family rental While the 3-bed apartment could cater to families, the price of €685,000 exceeds the fair market value of €570,527 by 20.1%. High rental costs may deter potential tenants, limiting the attractiveness of the family rental market in this area. Buy-and-hold At €685,000, this apartment is above its fair value of €570,527, implying that the investment is overpriced by 20.1%. The lack of compelling growth potential and low yield of 3.1% raises concerns about holding this asset for the long term.
Tenant turnover risk: With a Tenant stability score of 65/100, there is a potential for higher tenant turnover, which may lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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