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, 2-bathroom apartment of 340 m² on the 5th floor, energy rating D. Located on praceta Torres do Restelo, Belém parish, Lisbon municipality, Lisbon district. Noteworthy features: Exceptionally bright due to three facades, this stylish T2 apartment boasts a continuous 70m² balcony that seamlessly connects indoor and outdoor spaces with stunning panoramic views, including the Tagus River.
The valuation. The asking price of €1,550,000 is positioned slightly above fair value at €1,521,946, representing a difference of €28,054 (1.8%). This suggests the property is overpriced. Buy-to-flip angle. The plan could involve cosmetic renovations to elevate its market position before relisting at a competitive price to attract buyers in the luxury segment. Buy-to-let angle. Given the high-quality finishes and desirable location, targeting high-end tenants may yield substantial rental income, despite the gross yield currently being 0%.
Fair value modelled at €1,521,946 from the area baseline, adjusted for condition and location. Asking €1,550,000 sits €28,054 (1.8%) above — overpriced versus fair value.
Asking €1,550,000 versus the praceta Torres do Restelo area baseline of €1,905,360 (€5,604/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
praceta Torres do Restelo
Area baseline €1,905,360 + condition +€17,000 + location +€166,026 = modelled fair value of €1,521,946 (€4,476/m²), a €28,054 (1.8%) gap versus the €1,550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Torres do Restelo | Subject | €1,550,000 | €4,559 | — | 75 | 81 |
| Alcântara · 9375d9 | Active | €538,000 | €7,079 | 55.3% | 78 | 80 |
| rua Fernão Mendes Pinto | Active | €660,000 | €5,077 | 11.4% | 78 | 74 |
| calçada da Ajuda | Active | €499,000 | €8,317 | 82.4% | 75 | 76 |
| rua Bartolomeu Dias | Active | €680,000 | €5,528 | 21.3% | 75 | 80 |
| Median comp | €599,000 | €6,304 | 38.3% | 77 | 78 |
Long-term rental The property's asking price of €1,550,000 exceeds the fair value by 1.8%, indicating it is overpriced in the current market. With a gross yield of 0%, this investment lacks immediate cash flow potential, making it less attractive for long-term rental strategies. Luxury market While positioned in the affluent Belém neighborhood, the property’s €1,550,000 price tag is above the fair value of €1,521,946, signaling it is overpriced amidst existing competition. The high condition rating of 78/100 may appeal to luxury buyers, yet the premium price dampens its overall investment attractiveness. Buy-and-hold Despite its location in a sought-after area of Greater Lisbon, the property’s price of €1,550,000 sits 1.8% above its fair value, marking it as overpriced for a buy-and-hold strategy. Investors may face challenges in generating significant returns, particularly with a 0% gross yield and future appreciation uncertainties in a fluctuating market.
Tenant turnover risk The tenant stability score of 75/100 indicates a potential for increased turnover, which could lead to higher vacancy rates and associated costs.
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