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 126 m² on the 9th floor, built in 1977, energy rating E. Located on avenida Padre Cruz., Lumiar parish, Lisbon municipality, Lisbon district. This apartment features a spacious living area with dual full-height glazed openings leading to a sunny balcony, allowing for excellent natural light and flexible space layout.
The valuation. The asking price of €649,500 sits €45,672 (6.6%) below the fair value of €695,172, making it a fairly valued property. This suggests a balanced investment opportunity without the need for aggressive negotiation. Buy-to-flip angle. With the apartment's condition rated at 75/100, moderate cosmetic upgrades could enhance appeal, supporting a lucrative resale strategy within the Greater Lisbon market. Targeting families or young professionals could maximize flipping potential. Buy-to-let angle. The estimated rental income of €1,570/month indicates a gross yield of 2.9%, making it a viable buy-to-let investment in a suburban neighborhood. The mixed rating of 78/100 suggests stable demand for long-term rentals.
Fair value modelled at €695,172 from 6 comparable sales in the area. Asking €649,500 sits €45,672 (6.6%) below — the upside to fair value.
Asking €649,500 versus the avenida Padre Cruz. area baseline of €637,057 (€5,056/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 €637,057, adjusted for condition and micro-location, gives a modelled fair value of €695,172 (€5,517/m²), a €45,672 (6.6%) gap versus the €649,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Padre Cruz. | Subject | €649,500 | €5,155 | — | 72 | 78 |
| São Domingos de Benfica · 1f3721 | Active | €480,000 | €5,517 | 7.0% | 72 | 76 |
| São Domingos de Benfica · 5e610a | Active | €629,900 | €5,726 | 11.1% | 75 | 81 |
| largo Calouste Gulbenkian, 5 | Active | €480,000 | €5,517 | 7.0% | 75 | 82 |
| Benfica · 4d4457 | Active | €499,900 | €5,617 | 9.0% | 82 | 68 |
| Median comp | €489,950 | €5,567 | 8.0% | 75 | 79 |
Long-term rental The 3-bed apartment in Lumiar offers a stable long-term rental opportunity with a gross yield of 2.9%, aligned with local market performance. Given that the property is priced fairly, it represents a sound option for investors seeking consistent rental income without the volatility of other housing strategies. Family rental The spacious 126m² layout makes this apartment appealing for family rentals, especially in a neighborhood rated at 78/100 for tenant quality. With fair pricing against the market fair value, it positions itself well for attracting families looking for comfortable living offers in Greater Lisbon. Buy-and-hold Investing in this apartment for a long-term hold strategy can be beneficial as the property is fairly priced at €649,500, compared to a fair value of €695,172. This approach allows for potential appreciation and leverage as the area continues to develop, while also providing steady rental income during the holding period.
Economic downturn risk: With an economic stability score of 80/100 and a tenant stability score of 75/100, there is potential for reduced rental income if the economy experiences a downturn affecting tenant retention and demand for rental properties.;
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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