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, 1-bathroom apartment of 60 m², built in 1977, energy rating C. Located on rua João Bastos, 3, Belém parish, Lisbon municipality, Lisbon district. This property features a cozy fireplace in the living room, enhancing the relaxed atmosphere, along with a pantry in the modern kitchen, ideal for maximizing storage space.
The valuation. The asking price of €399,000 is significantly above the fair value of €266,970, presenting an excess of €132,030 (33.1%). This apartment is clearly overpriced and may deter potential investors. Buy-to-flip angle. The buy-to-flip strategy would require substantial renovations to increase the property’s appeal, aiming for a resale price that justifies the higher investment. Given the current valuation, this strategy appears less favorable. Buy-to-let angle. With an estimated rental income of €1,330 per month, the property yields a gross return of about 4%. This rental strategy could provide steady cash flow, despite the property being overpriced.
Fair value modelled at €266,970 from the area baseline, adjusted for condition and location. Asking €399,000 sits €132,030 (33.1%) above — overpriced versus fair value.
Asking €399,000 versus the rua João Bastos, 3 area baseline of €236,280 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 80 · Materials 75 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 79/100 (Housing Market 80 · Amenities 80 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua João Bastos, 3
Area baseline €236,280 + condition +€3,281 + location +€27,408 = modelled fair value of €266,970 (€4,449/m²), a €132,030 (33.1%) gap versus the €399,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua João Bastos, 3 | Subject | €399,000 | €6,650 | — | 80 | 79 |
| travessa Vitorino de Freitas S / N | Active | €412,000 | €6,867 | 3.3% | 80 | 74 |
| Ajuda · 65a799 | Active | €749,000 | €7,416 | 11.5% | 75 | 79 |
| rua Aliança Operária | Active | €379,500 | €6,024 | 9.4% | 80 | 74 |
| travessa da Boa Hora À Ajuda | Active | €395,000 | €4,938 | 25.8% | 78 | 76 |
| Median comp | €403,500 | €6,446 | 3.1% | 79 | 75 |
Long-term rental The current listing price of €399,000 reflects a 33.1% gap above fair value, suggesting the property is overpriced. With a gross yield of 4%, the potential return on long-term rental investments appears uninspiring given the elevated entry cost. Buy-and-hold At €399,000, this property is priced 33.1% higher than its fair value of €266,970, indicating an overpriced situation. Although holding for appreciation may be appealing, the current market conditions suggest minimal upside with such a high initial investment. Family rental The property’s €399,000 listing price is 33.1% above its fair value, categorizing it as overpriced and less attractive for family rental prospects. Families may prioritize affordability and value, making it challenging to justify the investment at this price point.
[Tenant turnover risk] With a tenant stability score of 70/100, there is a significant risk of turnover, potentially leading to vacancies and lost rental income in the future.
