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 94 m² on the 4th floor, energy rating C. Located on avenida Padre Cruz, Lumiar parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts significant custom woodwork, including floor-to-ceiling bookshelves, and benefits from a two-front layout allowing for excellent natural light throughout the day.
The valuation. The asking price of €470,000 is slightly below the fair value of €482,403, resulting in a difference of €12,403 or 2.6%. The property is rightly valued at this price point.
Fair value modelled at €482,403 from 6 comparable sales in the area. Asking €470,000 sits €12,403 (2.6%) below — the upside to fair value.
Asking €470,000 versus the avenida Padre Cruz area baseline of €462,885 (€4,924/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €462,885, adjusted for condition and micro-location, gives a modelled fair value of €482,403 (€5,132/m²), a €12,403 (2.6%) gap versus the €470,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Padre Cruz | Subject | €470,000 | €5,000 | — | 60 | 80 |
| rua Cipriano Dourado | Active | €650,000 | €5,000 | 0% | 65 | 78 |
| Olivais · a8021f | Active | €477,000 | €5,612 | 12.2% | 65 | 76 |
| Avenidas Novas · 833f41 | Active | €950,000 | €6,209 | 24.2% | — | 90 |
| Camarate, Unhos e Apelação · 25f8c7 | Active | €305,000 | €3,020 | 39.6% | 72 | 82 |
| Median comp | €563,500 | €5,306 | 6.1% | 65 | 80 |
Long-term rental: The property presents a gross yield of 3.7%, typical for the current market, making it a reasonable option for long-term rentals. With its fair valuation at €470,000, it maintains stable tenant demand due to its proximity to schools and decent neighborhood quality. Buy-and-hold: Acquiring this property aligns well with a buy-and-hold strategy, as it sits at a fair value of €470,000 with a modest appreciation potential due to stable demand in the Lumiar area. With a solid 3.7% yield, it offers a reasonable income stream while benefiting from the long-term market growth potential in suburban Lisbon. Family rental: The apartment is ideally suited for families, given its size and fair valuation, providing an attractive living space with good local amenities. With a neighborhood score of 80/100, it offers a safe and reliable environment for families seeking long-term rentals. Not ideal for student housing and luxury market: This property does not cater to the student housing segment due to its inferior return potential and neighborhood profile, which is more aligned with family living. Additionally, the apartment's features and market positioning do not support a luxury rental strategy in the competitive Lisbon market.
Economic Dependence Risk The property's moderate economic stability score of 80/100 suggests potential vulnerability to economic downturns that could impact rental income.
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