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.
1-bedroom, 1-bathroom apartment of 89 m², energy rating D. Located on rua Sam Levy, Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property features a bright, spacious open-plan living area that promotes social interaction, and has been meticulously renovated with high-quality contemporary finishes throughout.
The valuation. The asking price of €475,000 is significantly above fair value, which sits at €413,254, reflecting an excess of €61,746 (14.9%). This indicates that the property is overpriced for its current market conditions.
Fair value modelled at €413,254 from 6 comparable sales in the area. Asking €475,000 sits €61,746 (14.9%) above — overpriced versus fair value.
Asking €475,000 versus the rua Sam Levy area baseline of €418,746 (€4,705/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €418,746, adjusted for condition and micro-location, gives a modelled fair value of €413,254 (€4,643/m²), a €61,746 (14.9%) gap versus the €475,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Sam Levy | Subject | €475,000 | €5,337 | — | 82 | 74 |
| rua Dom Jerónimo Osório, 29-1 | Active | €460,000 | €4,792 | 10.2% | 86 | 72 |
| avenida Carolina Mich | Active | €445,000 | €4,495 | 15.8% | 70 | 80 |
| rua São João de Deus, 24 | Active | €388,000 | €4,084 | 23.5% | 75 | 76 |
| rua dos Albardeiros | Active | €115,000 | €2,875 | 46.1% | 79 | 74 |
| Median comp | €416,500 | €4,290 | 19.6% | 77 | 75 |
Long-term rental The current listing price of €475,000 for this 1-bed apartment in Belém results in a gross yield of just 3.7%, which is relatively low in comparison to market standards. Given the fair value estimate of €413,254, the property is clearly overpriced by 14.9%, making it a less attractive option for long-term rental strategies. Family rental At €475,000, the apartment's valuation leads to a yield of 3.7%, suggesting it offers minimal cash flow potential for family renters. Additionally, with a gap of 14.9% from the fair value of €413,254, this property is overpriced and may deter families seeking financially viable rental options. Buy-and-hold Investing in this 1-bed apartment at €475,000 presents risks due to its gross yield of only 3.7% amid a gap of 14.9% compared to the fair value of €413,254. As the property is overpriced, potential appreciation in value may not justify the high initial investment for buy-and-hold strategies.
Tenant Retention Risk The tenant stability score of 70/100 indicates a potential risk of higher turnover rates, which could lead to increased vacancy costs and decreased rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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