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 apartment of 72 m², energy rating C. Located Belém parish, Lisbon municipality, Lisbon district. This apartment offers rare views of the Tagus River and Lisbon monuments from its south-facing balcony, while being steps away from Belém's rich historical attractions.
The valuation. The asking price of €425,000 is significantly above the fair value of €304,361, representing a gap of €120,639 (28.4%). This property is considered overpriced based on current market conditions.
Fair value modelled at €304,361 from the area baseline, adjusted for condition and location. Asking €425,000 sits €120,639 (28.4%) above — overpriced versus fair value.
Asking €425,000 versus the Belém, Lisbon, Lisbon area baseline of €283,536 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 72 · Materials 70 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 78 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Belém, Lisbon, Lisbon
Area baseline €283,536 + condition -€8,663 + location +€29,488 = modelled fair value of €304,361 (€4,227/m²), a €120,639 (28.4%) gap versus the €425,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Belém · 25f574 | Subject | €425,000 | €5,903 | — | 72 | 76 |
| Ajuda · 82c762 | Active | €435,000 | €5,438 | 7.9% | 67 | 82 |
| Alcântara · 6d5589 | Active | €385,000 | €7,700 | 30.4% | 69 | 84 |
| rua Rodrigues de Faria, 103 | Active | €340,000 | €6,800 | 15.2% | 75 | 74 |
| rua da Indústria, 89 | Active | €445,000 | €5,057 | 14.3% | 75 | 78 |
| Median comp | €410,000 | €6,119 | 3.7% | 72 | 80 |
Long-term rental The 2-bed apartment in Belém is currently overpriced at €425,000, with a fair value of €304,361, indicating a 28.4% gap. While the gross yield of 3.6% suggests reasonable income potential, the high purchase price limits the investment's attractiveness and overall return. Family rental The family rental strategy for this property is hindered by its overpriced status, as marked by the substantial difference between the listing price and fair value. Although the neighborhood boasts good access to urban amenities and low crime, potential family renting returns are diminished due to the initial investment cost being inflated by 28.4%. Buy-and-hold Adopting a buy-and-hold strategy with this overpriced apartment in Belém poses challenges due to its current valuation gap of 28.4% compared to fair value. Despite decent housing conditions and neighborhood ratings, the high entry price restricts long-term capital appreciation potential, making this property less attractive for holding.
Tenant turnover risk The tenants show moderate stability with a score of 70/100, indicating a potential turnover challenge that could impact rental income and property management costs.
