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 186 m², energy rating C. Located on rua Alexandre de Sá Pinto, 12, Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a separate ground floor office with independent entrance, offering excellent potential for conversion into a fourth bedroom or private workspace.
The valuation. The asking price of €850,000 is €28,254 (3.3%) above the fair value of €821,746, indicating that the property is overpriced. This suggests careful consideration before proceeding with any investment decisions.
Fair value modelled at €821,746 from the area baseline, adjusted for condition and location. Asking €850,000 sits €28,254 (3.3%) above — overpriced versus fair value.
Asking €850,000 versus the rua Alexandre de Sá Pinto, 12 area baseline of €732,468 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Alexandre de Sá Pinto, 12
Area baseline €732,468 + condition +€10,172 + location +€79,107 = modelled fair value of €821,746 (€4,418/m²), a €28,254 (3.3%) gap versus the €850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Alexandre de Sá Pinto, 12 | Subject | €850,000 | €4,570 | — | 75 | 77 |
| largo do Calvário S / N | Active | €1,150,000 | €6,461 | 41.4% | 78 | 78 |
| avenida das Amoreiras | Active | €1,899,000 | €9,174 | 100.7% | 75 | 80 |
| rua Gregório Lopes | Active | €870,000 | €6,214 | 36.0% | 78 | 76 |
| rua Gil Vicente, 15 | Active | €550,000 | €6,471 | 41.6% | 75 | 77 |
| Median comp | €1,010,000 | €6,466 | 41.5% | 77 | 78 |
Long-term rental The property is overpriced at €850,000, with only a modest gap of 3.3% above its fair value of €821,746. With a gross yield of 4.1%, the returns may not justify the investment compared to the market standards. Family rental Given the 4.1% gross yield and the property's condition rating of 79/100, the investment does not present a compelling case for families seeking quality rentals in Belém. The 3.3% premium over fair value further indicates that families may find better options within the neighborhood. Buy-and-hold Investing in this property as a long-term hold is less attractive due to its current valuation of €850,000, which is above the fair value, leading to a less favorable outlook on appreciation. With a condition score of 79/100 and a neighbourhood rating of 77/100, buyers might experience challenges in achieving desirable returns over time.
Tenant turnover risk High tenant turnover could occur due to a tenant stability score of 75, suggesting potential challenges in retaining residents and maintaining consistent rental income.
