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, Lumiar parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a pleasant balcony perfect for relaxation and private parking equipped with electric vehicle charging, enhancing convenience and sustainability for residents.
The valuation. The asking price of €539,000 is €42,333 (7.3%) below the fair value of €581,333, indicating that it is fairly priced in the current market conditions. Buy-to-flip angle. A potential resale strategy could capitalize on the location's suburban appeal and quality finishes, aiming to enhance value through cosmetic updates or effective marketing for a higher price point. Buy-to-let angle. The estimated monthly rental income of €1,437 suggests a gross yield of 3.2%, appealing for long-term rental strategies due to the property's proximity to employment hubs within Lisbon.
Fair value modelled at €581,333 from 6 comparable sales in the area. Asking €539,000 sits €42,333 (7.3%) below — the upside to fair value.
Asking €539,000 versus the rua Belo Marques area baseline of €548,251 (€5,030/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 €548,251, adjusted for condition and micro-location, gives a modelled fair value of €581,333 (€5,333/m²), a €42,333 (7.3%) gap versus the €539,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Belo Marques | Subject | €539,000 | €4,945 | — | 72 | 81 |
| rua Arminda Correia, 4 | Active | €519,000 | €4,850 | 1.9% | 75 | 79 |
| rua Tomás da Fonseca | Active | €550,000 | €5,500 | 11.2% | 75 | 73 |
| largo José João Farinha Júnior | Active | €480,000 | €5,333 | 7.9% | 74 | 73 |
| largo José João Farinha Júnior | Active | €480,000 | €5,333 | 7.9% | 73 | 73 |
| Median comp | €499,500 | €5,333 | 7.8% | 75 | 73 |
Long-term rental This property offers a fair yield of 3.2% gross, aligning with the stable demand for long-term rentals within the Lisbon metropolitan region. Given the area's suburban characteristics and proximity to employment opportunities, it is likely to attract reliable tenants over time. Buy-and-hold With a fair valuation of €581,333 against a listing price of €539,000, this property shows potential for moderate price appreciation in line with the broader housing market. The quality of the neighborhood, rated at 81/100, could support long-term value retention and growth. Family rental The 2-bedroom layout is well-suited for family rentals, meeting the needs of those looking for spacious accommodation in a suburban setting. With a neighborhood score of 81/100, it is positioned to attract families seeking access to amenities and employment in nearby Lisbon. Not ideal for short-term vacation rental The current valuation suggests that this property is not positioned favorably for short-term vacation rentals, primarily due to the local market dynamics and competition. With the listed price at €539,000, the potential yields may not align favorably with the costs associated with short-term rental management. Not ideal for student housing The property’s suburban location, while beneficial for families, does not cater effectively to the needs of student renters who typically prefer urban center proximity. Additionally, the fair valuation indicates lower potential returns compared to the investment required for adapting the apartment for student housing.
Tenant turnover risk: With a tenant stability score of 70/100, there is a notable risk of higher tenant turnover, which could disrupt cash flow and increase vacancy rates over time.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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