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.
4-bedroom, 4-bathroom apartment of 279 m², built in 2009, energy rating B. Located on rua Dom Jorge da Costa, 5A, Belém parish, Lisbon municipality, Lisbon district. This luxury apartment features a home automation system controlling multiple aspects of living, ensuring convenience and energy efficiency, and is located near historical sites in a tranquil neighborhood.
The valuation. The asking price of €3,000,000 exceeds fair value by €1,747,763, representing a significant overvaluation of 58.3%. This discrepancy suggests that the property is overpriced compared to market norms. Buy-to-flip angle. A buy-to-flip strategy may not be advisable given the high asking price, as potential resale profits would be limited in the current market context. Capitalizing on the luxury finishes could appeal to buyers, but profit margins seem narrow. Buy-to-let angle. With an estimated gross yield of 2%, generating roughly €5,000 per month from rentals may provide steady cash flow. However, the low yield indicates that this property may not maximize investment returns in a competitive rental market.
Fair value modelled at €1,252,237 from the area baseline, adjusted for condition and location. Asking €3,000,000 sits €1,747,763 (58.3%) above — overpriced versus fair value.
Asking €3,000,000 versus the rua Dom Jorge da Costa, 5A area baseline of €1,563,516 (€5,604/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 89/100 (Condition 85 · Materials 90 · Room dimensions 88). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Dom Jorge da Costa, 5A
Area baseline €1,563,516 + condition +€34,875 + location +€118,660 = modelled fair value of €1,252,237 (€4,488/m²), a €1,747,763 (58.3%) gap versus the €3,000,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Dom Jorge da Costa, 5A | Subject | €3,000,000 | €10,753 | — | 85 | 77 |
| rua Gregório Lopes | Active | €1,650,000 | €5,464 | 49.2% | 78 | 68 |
| rua Gregório Lopes | Active | €1,650,000 | €7,112 | 33.9% | 80 | 79 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 001543 | Active | €3,450,000 | €12,148 | 13.0% | 84 | 75 |
| Belém · 6d544f | Active | €950,000 | €7,308 | 32.0% | 80 | 81 |
| Median comp | €1,650,000 | €7,210 | 32.9% | 80 | 77 |
Long-term rental The 4-bed apartment in Belém is priced at €3,000,000, which is significantly above its fair value of €1,252,237, indicating it is overpriced by 58.3%. With a gross yield of only 2%, the investment returns do not justify the current market price, making long-term rental an unattractive option. Family rental At a listing price of €3,000,000, this property exceeds its fair value of €1,252,237 by 58.3%, categorizing it as overpriced. Given the low gross yield of 2%, it fails to provide a viable return for family rental investments, making it less appealing for that target market. Buy-and-hold The valuation of €3,000,000 for this apartment far surpasses its fair value of €1,252,237, highlighting a significant pricing gap of 58.3%, thus it is clearly overpriced. As the property offers only a 2% gross yield, the buy-and-hold strategy lacks the potential for solid long-term returns in the current market.
Moderate Economic Risk The property has a strong economic stability score of 80/100, but a tenant stability score of 75/100 indicates a potential for turnover that could affect cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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