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, 3-bathroom house of 285 m², built in 2015, energy rating C. Located on rua Álvaro Fernandes, Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property includes a modern swimming pool integrated into the garden, enhancing outdoor leisure opportunities, and features expansive glass facades that maximize natural light throughout the home.
The valuation. The asking price of €2,800,000 exceeds the fair value of €1,274,677 by €1,525,323 (54.5%). This property is clearly overpriced, limiting its attractiveness for investors seeking value. Buy-to-flip angle. Given the high asking price, a buy-to-flip strategy may be unfeasible as the potential resale value does not justify current investment; substantial profit margins are unrealistic. Buy-to-let angle. With a gross yield of only 1.2%, the rental income strategy appears weak, making it less appealing for long-term rental or family rental options in suburban Lisbon.
Fair value modelled at €1,274,677 from the area baseline, adjusted for condition and location. Asking €2,800,000 sits €1,525,323 (54.5%) above — overpriced versus fair value.
Asking €2,800,000 versus the rua Álvaro Fernandes area baseline of €1,597,140 (€5,604/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 85 · Materials 87 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 82 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Álvaro Fernandes
Area baseline €1,597,140 + condition +€35,625 + location +€116,722 = modelled fair value of €1,274,677 (€4,473/m²), a €1,525,323 (54.5%) gap versus the €2,800,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Álvaro Fernandes | Subject | €2,800,000 | €9,825 | — | 85 | 76 |
| rua José Calheiros, 10 | Active | €975,000 | €6,500 | 33.8% | 73 | 82 |
| travessa da Ajuda, 18 | Active | €795,000 | €3,581 | 63.5% | 70 | 74 |
| Caparica e Trafaria · 420176 | Active | €720,000 | €3,692 | 62.4% | 78 | 71 |
| praça do Império | Active | €750,000 | €7,353 | 25.2% | 78 | 74 |
| Median comp | €772,500 | €5,096 | 48.1% | 76 | 74 |
Long-term rental With a gross yield of only 1.2%, this property presents a limited return on investment, indicating it is overpriced relative to its fair market value of €1,274,677. Investing in long-term rental here would likely lead to poor capital appreciation given the 54.5% gap from fair value. Family rental While the property is well-conditioned and located in a suburban neighborhood with decent amenities, its current listing price of €2,800,000 significantly exceeds its fair value. Families seeking rental options would find this property financially unfeasible due to the high cost compared to local market standards. Buy-and-hold Acquiring this property as a buy-and-hold investment strategy seems imprudent, as it is priced 54.5% above its fair value, potentially leading to stagnated investment growth. Given the yield of 1.2% and the high purchase price, investors may struggle to recoup their investment over time. Not ideal for This property is unsuitable for a short-term vacation rental or for student housing due to its high price point, which would deter budget-conscious travelers and students. Moreover, targeting the luxury market appears ineffective considering the discrepancies between listing price and perceived value in the area.
Tenant turnover risk With a tenant stability score of 70/100, there is a significant risk of higher tenant turnover, potentially leading to increased vacancy periods and costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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