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 109 m² on the 11th floor, built in 2003, energy rating C. Located on rua Belo Marques, 1, Lumiar parish, Lisbon municipality, Lisbon district. This apartment features a high floor location offering unobstructed views and abundant natural light, enhancing its appeal in the vibrant Alto do Lumiar neighborhood.
The valuation. The asking price of €560,000 is significantly above the fair value of €479,674, with a premium of €80,326 (14.3%). This property is overpriced given the current market dynamics. Buy-to-flip angle. Given the current high-quality finishes, a resale strategy could capitalize on aesthetic appeal to attract buyers, though the asking price may limit profit margins. A comprehensive renovation could further enhance resale value in this competitive market. Buy-to-let angle. With a gross yield of 3.1%, the estimated rental income of €1,447 per month presents a modest return. The proximity to public transport and local amenities makes it suitable for family rentals, yet potential returns remain constrained by the purchase price.
Fair value modelled at €479,674 from the area baseline, adjusted for condition and location. Asking €560,000 sits €80,326 (14.3%) above — overpriced versus fair value.
Asking €560,000 versus the rua Belo Marques, 1 area baseline of €525,053 (€4,817/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 74 · Materials 80 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Belo Marques, 1
Area baseline €525,053 + condition +€5,791 + location +€44,641 = modelled fair value of €479,674 (€4,401/m²), a €80,326 (14.3%) gap versus the €560,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Belo Marques, 1 | Subject | €560,000 | €5,138 | — | 74 | 76 |
| Lumiar · 96c5c2 | Active | €390,000 | €5,821 | 13.3% | 75 | 81 |
| alameda das Linhas de Torres | Active | €380,000 | €6,333 | 23.3% | 80 | 76 |
| rua Belo Marques, 1 | Active | €390,000 | €4,756 | 7.4% | 75 | 81 |
| rua F da Quinta dos Alcoutins | Active | €430,000 | €5,513 | 7.3% | 76 | 76 |
| Median comp | €390,000 | €5,667 | 10.3% | 76 | 79 |
Long-term rental Given the 14.3% gap to fair value at €560,000, this property is overpriced and presents limited appreciation potential over the long term. The gross yield of 3.1% does not sufficiently compensate for the elevated entry price within the market context of Lumiar, Lisbon. Family rental While families may benefit from local amenities and decent school options in this suburban area, the price point of €560,000 positions this property as overpriced for their financial viability. Achieving competitive rental rates may prove challenging given the yield and pricing compared to similar offerings in Greater Lisbon. Buy-and-hold Investing in this 2-bed apartment as a buy-and-hold strategy is less appealing due to the significant mark-up over fair value, indicating it is overpriced. A lower acquisition cost would be necessary to achieve viable returns and navigate potential market fluctuations in the neighbourhood. Not ideal for: Short-term vacation rental, Luxury market, Student housing.
Economic Volatility Risk Given both the economic and tenant stability scores of 75/100, there is a potential risk of economic fluctuations affecting rental income stability, which could impact long-term investment returns.
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