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 penthouse of 60 m², energy rating D. Located on calçada da Ajuda, Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: The 30m² terrace offers panoramic views of the Tagus River and 25th of April Bridge, enhancing outdoor leisure opportunities unique in Belém's penthouses.
The valuation. The asking price of €499,000 is significantly above the fair value of €262,916, indicating a premium of €236,084 (47.3%). This property is overpriced and may face challenges in achieving a profitable sale.
Fair value modelled at €262,916 from the area baseline, adjusted for condition and location. Asking €499,000 sits €236,084 (47.3%) above — overpriced versus fair value.
Asking €499,000 versus the calçada da Ajuda area baseline of €236,280 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 80 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx. Full condition report →
Neighbourhood score 76/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline. Full location report →
calçada da Ajuda
Area baseline €236,280 + condition +€2,063 + location +€24,573 = modelled fair value of €262,916 (€4,382/m²), a €236,084 (47.3%) gap versus the €499,000 asking price.
Long-term rental Given the significant gap of 47.3% between the listing price of €499,000 and the fair value of €262,916, this property is overpriced and may not yield a satisfactory return on investment. With a gross yield of only 2.8% and a condition score of 77/100, it may be challenging to attract long-term tenants willing to pay a premium. Family rental This property, while situated in a neighborhood rated 76/100, is believed to be overpriced at €499,000 compared to the fair value of €262,916. The limited yield of 2.8% indicates that a family rental strategy may not be financially viable, potentially deterring families looking for affordable housing options. Buy-and-hold Although the property could be seen as a long-term investment opportunity in the Greater Lisbon area, its pricing is inflated at €499,000 against a fair value of €262,916. The low yielding rate of 2.8% raises concerns for a buy-and-hold strategy, suggesting that holding onto this asset may lead to reduced returns over time.
Tenant turnover risk High tenant turnover could negatively impact cash flow, given the tenant stability score of 75/100, which suggests potential challenges in retaining occupants or attracting new ones quickly in a competitive market.
