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.
4-bedroom, 3-bathroom apartment of 176 m², built in 2004, energy rating C. Located on rua Quinta de Santo António, 13, Lumiar parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes a spacious entrance hall leading to a private bedroom zone, enhancing functionality and privacy within the elegant living spaces.
The valuation. The asking price of €1,150,000 is above the fair value of €1,035,548, representing a difference of €114,452 (11.1%). This property is considered overpriced.
Fair value modelled at €1,035,548 from 6 comparable sales in the area. Asking €1,150,000 sits €114,452 (11.1%) above — overpriced versus fair value.
Asking €1,150,000 versus the rua Quinta de Santo António, 13 area baseline of €903,813 (€5,135/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €903,813, adjusted for condition and micro-location, gives a modelled fair value of €1,035,548 (€5,884/m²), a €114,452 (11.1%) gap versus the €1,150,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Quinta de Santo António, 13 | Subject | €1,150,000 | €6,534 | — | 74 | 75 |
| Lumiar · 1f353f | Active | €1,250,000 | €6,579 | 0.7% | 80 | 79 |
| Lumiar · 82c84e | Active | €698,000 | €5,058 | 22.6% | 68 | 76 |
| rua José Farinha, 13 | Active | €849,000 | €4,468 | 31.6% | 75 | 76 |
| Lumiar · f46ccc | Active | €975,000 | €6,500 | 0.5% | 70 | 72 |
| Median comp | €912,000 | €5,779 | 11.6% | 73 | 76 |
Long-term rental The property is currently overpriced at €1,150,000, indicating a gap of 11.1% compared to its fair value of €1,035,548. With a gross yield of only 2.7%, potential cash flow may fall short of investor expectations in this segment. Buy-and-hold Given the overvaluation of €1,150,000 against a fair value of €1,035,548, investors might struggle with long-term appreciation in this asset. While the property is located in a safe residential district, the yield of 2.7% suggests it may not generate the returns necessary to justify the current market price. Family rental The current asking price of €1,150,000 exceeds the fair value of €1,035,548 by 11.1%, which could deter families seeking reasonably priced rentals. Additionally, the gross rental yield of 2.7% suggests that this property may not produce sufficient income to cover its high purchase price, making it less attractive as a family rental investment.
Tenant turnover risk The tenant stability score of 70/100 suggests a moderate likelihood of tenant turnover, which could disrupt cash flow and increase vacancy rates.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
