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 Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: The living room's fully retractable windows create a seamless transition to the expansive 64 sqm private garden, enhancing the overall spaciousness and outdoor connectivity of the apartment.
The valuation. The asking price of €1,450,000 is significantly above the fair value of €928,666, reflecting an excess of €521,334 (36.0%). This property is considered overpriced in the current market.
Fair value modelled at €928,666 from the area baseline, adjusted for condition and location. Asking €1,450,000 sits €521,334 (36.0%) above — overpriced versus fair value.
Asking €1,450,000 versus the Belém, Lisbon, Lisbon area baseline of €819,104 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Belém, Lisbon, Lisbon
Area baseline €819,104 + condition +€24,375 + location +€85,187 = modelled fair value of €928,666 (€4,465/m²), a €521,334 (36.0%) gap versus the €1,450,000 asking price.
Long-term rental The property is currently priced at €1,450,000, which positions it 36.0% above its fair value of €928,666, indicating the potential for limited profitability. With a gross yield of only 1.3%, this investment may not generate adequate returns for long-term stability in a competitive rental market. Family rental Although the property boasts good condition and is situated in a neighbourhood with decent amenities and school access, its current valuation at €1,450,000 suggests it is overpriced by 36.0%. As a result, families seeking rental options may find it difficult to justify the high rental costs in this competitive environment. Buy-and-hold Despite the attractive features of the apartment, the listing price of €1,450,000 far exceeds the fair value of €928,666, resulting in a significant 36.0% premium. This overpricing could hinder the long-term investment outlook, making it less appealing for holding strategies that rely on value appreciation. Not ideal for short-term vacation rental The property is also overpriced at €1,450,000, which is 36.0% above the fair value of €928,666, making it a poor candidate for short-term rentals. The high entry price would undermine potential returns typically expected from vacation rentals. Not ideal for student housing Given the property's high listing price of €1,450,000, translating to a 36.0% increase over fair value, it does not cater well to the budget constraints of students. Consequently, the financial feasibility of converting this property for student housing is not tenable.
Economic Downturn Risk The economic stability score of 80/100 suggests a robust environment, but the tenant stability score of 70/100 indicates potential fluctuations in tenant retention that could impact rental income during economic downturns.
