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 110 m², energy rating B. Located on rua João Bastos, 5, Belém parish, Lisbon municipality, Lisbon district. Noteworthy Feature: The apartment is located just a short walk to iconic cultural sites, offering a uniquely vibrant lifestyle amidst historical and natural beauty in Belém, Lisbon.
The valuation. The asking price of €650,000 sits significantly above the fair value of €495,446, indicating that the property is overpriced by €154,554 (23.8%). Such a valuation raises concerns for potential investors looking for solid returns.
Fair value modelled at €495,446 from the area baseline, adjusted for condition and location. Asking €650,000 sits €154,554 (23.8%) above — overpriced versus fair value.
Asking €650,000 versus the rua João Bastos, 5 area baseline of €594,550 (€5,405/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 84). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua João Bastos, 5
Area baseline €594,550 + condition +€13,750 + location +€48,516 = modelled fair value of €495,446 (€4,504/m²), a €154,554 (23.8%) gap versus the €650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua João Bastos, 5 | Subject | €650,000 | €5,909 | — | 80 | 78 |
| largo do Calvário | Active | €729,000 | €6,750 | 14.2% | 85 | 87 |
| largo do Calvário | Active | €710,000 | €8,765 | 48.3% | 85 | 80 |
| largo do Calvário | Active | €730,000 | €6,759 | 14.4% | 80 | 82 |
| Belém · 6d544f | Active | €950,000 | €7,308 | 23.7% | 80 | 81 |
| Median comp | €729,500 | €7,034 | 19.0% | 83 | 82 |
Long-term rental This 2-bed apartment in Belém is overpriced by 23.8%, making it difficult to achieve significant returns over time. With a gross yield of only 3%, investors may find better opportunities elsewhere in the market. Family rental While the apartment's condition is rated 83/100, the price exceeds the fair value, leading to a less attractive option for family rentals. The neighborhood's decent score of 78/100 indicates some level of desirability, but the price still diminishes appeal for family-oriented tenants. Buy-and-hold Given the property’s listing price of €650,000 compared to a fair value of €495,446, a buy-and-hold strategy is less compelling. Although the neighborhood benefits from proximity to Lisbon and good amenities, the current pricing limits potential long-term appreciation. Not ideal for: Student housing, Luxury market, Short-term vacation rental.
Potential tenant turnover With a tenant stability score of 75/100, there is a moderate risk of increased tenant turnover, which could affect cash flow stability.
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