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: This apartment boasts a private garden and swimming pool within the exclusive Villa Torrinha condominium, enhancing its appeal in the upscale Restelo neighborhood of Lisbon.
The valuation. The asking price of €1,450,000 sits significantly above the fair value of €921,788, resulting in a substantial overvaluation of €528,212, or 36.4%. Such a discrepancy indicates that this property is overpriced.
Fair value modelled at €921,788 from the area baseline, adjusted for condition and location. Asking €1,450,000 sits €528,212 (36.4%) above — overpriced versus fair value.
Asking €1,450,000 versus the Belém, Lisbon, Lisbon area baseline of €1,165,632 (€5,604/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 81). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 78 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Belém, Lisbon, Lisbon
Area baseline €1,165,632 + condition +€24,050 + location +€78,634 = modelled fair value of €921,788 (€4,432/m²), a €528,212 (36.4%) gap versus the €1,450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Belém · 99f3b0 | Subject | €1,450,000 | €6,971 | — | 80 | 74 |
| Belém · 6d544f | Active | €950,000 | €7,308 | 4.8% | 80 | 81 |
| 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 |
| Median comp | €817,500 | €6,068 | 13.0% | 80 | 79 |
Long-term rental The 2-bed apartment in Belém is priced at €1,450,000, which is significantly above its fair value of €921,788, representing a 36.4% gap. With a gross yield of only 1.8%, the potential for a sustainable long-term rental return is limited, making this investment unattractive. Family rental Although the suburban location of the apartment suggests a family-friendly environment, the high price of €1,450,000 is not justified by the fair value of €921,788, indicating a 36.4% overpricing. Families seeking rental opportunities are likely to be deterred by the low yield of 1.8%, which does not support a reasonable rental market. Buy-and-hold Investing in this property as a buy-and-hold strategy seems imprudent given its overpriced listing of €1,450,000 compared to a fair value of €921,788, resulting in a 36.4% disparity. The gross yield of 1.8% further complicates the outlook, suggesting limited capital appreciation potential in the current market. Not ideal for Luxury market With a fair value of €921,788, the apartment does not align with luxury market expectations, leading to a potential mismatch in buyer interest. The overpriced status at €1,450,000 means it may struggle to attract high-end buyers looking for premium value in the area. Not ideal for Student housing The high price tag of €1,450,000 presents a barrier for conversion into a student housing model, as it exceeds the market expectations built around affordability. Given a fair value of only €921,788, the investment would not appeal to the budget-conscious student demographic in Lisbon.
Tenant turnover risk: With a tenant stability score of 70/100, there is a potential risk of higher than average tenant turnover, which could impact rental income consistency.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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