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 85 m² on the 3rd floor. Located on rua Professor Prado Coelho, 29, Lumiar parish, Lisbon municipality, Lisbon district. Noteworthy features: This apartment boasts a spacious entry hall and features a functional pantry that enhances storage capabilities, ideal for maximizing kitchen efficiency.
The valuation. The asking price of €450,000 exceeds the fair value of €385,292 by €64,708 (16.8%), indicating the property is overpriced. This misalignment suggests caution for potential investors.
Fair value modelled at €385,292 from 6 comparable sales in the area. Asking €450,000 sits €64,708 (16.8%) above — overpriced versus fair value.
Asking €450,000 versus the rua Professor Prado Coelho, 29 area baseline of €367,016 (€4,318/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 is below the parish average, reducing 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 €367,016, adjusted for condition and micro-location, gives a modelled fair value of €385,292 (€4,533/m²), a €64,708 (16.8%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Professor Prado Coelho, 29 | Subject | €450,000 | €5,294 | — | 62 | 78 |
| alameda Padre Álvaro Proença, 100 | Active | €500,000 | €5,747 | 8.6% | — | 75 |
| estrada Paço do Lumiar S / N | Active | €359,000 | €5,523 | 4.3% | — | 73 |
| Encosta do Sol · 93736d | Active | €289,000 | €3,803 | 28.2% | 70 | 78 |
| Benfica · 4681f1 | Active | €275,000 | €4,741 | 10.4% | 64 | 74 |
| Median comp | €324,000 | €5,132 | 3.1% | 67 | 75 |
Long-term rental The 2-bed apartment in Lumiar is overpriced, with a gap of 16.8% compared to its fair value of €385,292, indicating a potential struggle to achieve favorable tenant demand. This property’s gross yield of 3.3% does not justify the elevated listing price given the neighborhood's average housing market conditions. Buy-and-hold While investing for the long term can provide stability, the apartment's current listing price surpasses its fair value by 16.8% and yields only 3.3%, which may limit future appreciation and returns. Additionally, the property's condition score of 66/100 suggests that maintenance and upgrades may be necessary, further impacting long-term investment performance. Family rental Although Lumiar is generally a desirable neighborhood, the apartment’s listing price is 16.8% above fair value, which may deter potential long-term family tenants. The modest gross yield of 3.3% adds to the concern that the investment does not provide adequate value for the price being asked. Not ideal for short-term vacation rental Given that the property is overpriced with a listing of €450,000 and a fair value of €385,292, it is unlikely to generate sufficient returns in the competitive short-term vacation rental market. The average yield and property condition further diminish the attractiveness for this rental strategy. Not ideal for student housing The apartment's current price of €450,000 is 16.8% above the objectively assessed fair value, making it less appealing for the student rental market where affordability is crucial. Coupled with a low yield of 3.3%, this property may not meet the financial needs of typical student tenants.
Economic Sensitivity With an economic stability score of 80/100 combined with a tenant stability score of 75/100, there is a risk of potential fluctuations in rental income during economic downturns, as both scores indicate moderate vulnerability to market changes.
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