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, 3-bathroom apartment of 208 m², built in 2018, energy rating A. Located on rua de Pedrouços S / N, Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment features fully retractable living room windows that seamlessly connect the indoor space with a 64 m² private garden, enhancing outdoor living experience. Condition: Overall, the property showcases a modern design with high-quality finishes, ample space, and well-maintained areas. Valuation Verdict: Fair
The valuation. The asking price of €1,450,000 is significantly above fair value, which sits at €910,632, leading to a substantial overpricing of €539,368 (37.2%). This property is considered overpriced based on current market conditions.
Fair value modelled at €910,632 from the area baseline, adjusted for condition and location. Asking €1,450,000 sits €539,368 (37.2%) above — overpriced versus fair value.
Asking €1,450,000 versus the rua de Pedrouços S / N area baseline of €1,124,240 (€5,405/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 80 · Materials 85 · Room dimensions 84). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 78 · Amenities 70 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua de Pedrouços S / N
Area baseline €1,124,240 + condition +€26,000 + location +€65,528 = modelled fair value of €910,632 (€4,378/m²), a €539,368 (37.2%) gap versus the €1,450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Pedrouços S / N | Subject | €1,450,000 | €6,971 | — | 80 | 70 |
| rua João Bastos, 5 | Active | €650,000 | €5,909 | 15.2% | 80 | 78 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 49b8c2 | Active | €1,100,000 | €5,340 | 23.4% | 83 | 72 |
| calçada da Ajuda | Active | €685,000 | €6,227 | 10.7% | 73 | 80 |
| Belém · 6d544f | Active | €950,000 | €7,308 | 4.8% | 80 | 81 |
| Median comp | €817,500 | €6,068 | 13.0% | 80 | 79 |
Long-term rental The listed price of €1,450,000 represents a 37.2% gap above its fair value of €910,632, indicating that the investment is overpriced. With a gross yield of only 1.7%, potential long-term rental income may not justify the current price. Family rental Investing at this price in a family rental unit appears unwise, as the property is overpriced compared to its assessed fair value of €910,632. The yield of 1.7% suggests that it may not generate adequate returns for family tenants in this suburban Lisbon area. Buy-and-hold With a market price of €1,450,000, this property is significantly overpriced, especially since its fair value is assessed at only €910,632. The relatively low yield of 1.7% means that a buy-and-hold strategy may not be financially rewarding in the long term.
Tenant turnover risk High tenant turnover may occur due to the tenant stability score of 65/100, indicating potential challenges in retaining tenants, which could lead to increased vacancy rates and associated costs.
