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.
3-bedroom, 2-bathroom apartment of 140 m², energy rating C. Located on rua Gregório Lopes, Belém parish, Lisbon municipality, Lisbon district. This apartment features a harmonious blend of modern and traditional design elements, and benefits from extensive natural light through large windows, enhancing its inviting ambiance.
The valuation. The asking price of €870,000 is significantly above the fair value of €620,689, with a premium of €249,311 (28.7%). This property is considered overpriced in the current market context.
Fair value modelled at €620,689 from the area baseline, adjusted for condition and location. Asking €870,000 sits €249,311 (28.7%) above — overpriced versus fair value.
Asking €870,000 versus the rua Gregório Lopes area baseline of €551,320 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 78 · Materials 84 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 85 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Gregório Lopes
Area baseline €551,320 + condition +€12,031 + location +€57,337 = modelled fair value of €620,689 (€4,433/m²), a €249,311 (28.7%) gap versus the €870,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gregório Lopes | Subject | €870,000 | €6,214 | — | 78 | 76 |
| largo do Calvário S / N | Active | €1,150,000 | €6,461 | 4.0% | 78 | 78 |
| rua Alexandre de Sá Pinto, 12 | Active | €850,000 | €4,570 | 26.5% | 75 | 77 |
| rua Vicente Dias | Active | €740,000 | €5,564 | 10.5% | 80 | 72 |
| rua Gil Vicente, 15 | Active | €550,000 | €6,471 | 4.1% | 75 | 77 |
| Median comp | €795,000 | €6,013 | 3.2% | 77 | 77 |
Long-term rental The property’s high listing price of €870,000, with a fair value of €620,689, indicates it is overpriced by 28.7%, which could hinder securing a competitive rental yield, currently at 2.8%. Furthermore, while the condition and neighbourhood scores are reasonably decent, they do not compensate for the inflated initial investment. Short-term vacation rental Given the property's pricing and the competitive landscape of short-term rentals in Lisbon, an investment at €870,000 may not yield desirable returns due to the 28.7% gap above fair value, placing pressure on occupancy rates to meet revenue expectations. While the area possesses urban appeal, the overpriced nature of this apartment could hinder profitability in the short-term rental market. Buy-and-hold Investing in this property as a buy-and-hold strategy appears unfavorable, as the current market price of €870,000 exceeds its fair value by 28.7%, suggesting long-term appreciation may be limited. The modest gross yield of 2.8% further suggests that the acquisition price could prevent adequate returns to justify a long-term commitment. Not ideal for: Student housing With the apartment being overpriced at €870,000, pursuing a student housing strategy would not be advisable, as the rent needed to cover the purchase price would likely exceed market rates for that demographic. Moreover, the property’s attributes do not align well with the preferences and budget constraints typical of students in Lisbon.
Tenant turnover risk With a tenant stability score of 70/100, there is an increased likelihood of vacancies or turnover, which could negatively impact rental income stability.
