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.
1-bedroom, 1-bathroom apartment of 90 m². Located Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a private wine cellar and exclusive access to a 40 m² garden, rare in the historical context of Belém. Condition Notes: Contemporary design with premium finishes.
The valuation. The asking price of €485,000 exceeds the fair value of €405,365 by €79,635, indicating that the property is overpriced by 16.4%. Investors should be cautious given this significant discrepancy.
Fair value modelled at €405,365 from the area baseline, adjusted for condition and location. Asking €485,000 sits €79,635 (16.4%) above — overpriced versus fair value.
Asking €485,000 versus the Belém, Lisbon, Lisbon area baseline of €486,450 (€5,405/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 85 · Materials 90 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 85 · Amenities 80 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Belém, Lisbon, Lisbon
Area baseline €486,450 + condition +€11,250 + location +€39,695 = modelled fair value of €405,365 (€4,504/m²), a €79,635 (16.4%) gap versus the €485,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Belém · 6d53fa | Subject | €485,000 | €5,389 | — | 85 | 78 |
| calçada Santo Amaro | Active | €580,000 | €6,444 | 19.6% | 76 | 77 |
| praça Afonso de Albuquerque | Active | €395,000 | €5,486 | 1.8% | 73 | 68 |
| rua Doutor Manuel de Arriaga | Active | €325,000 | €7,558 | 40.3% | 84 | 76 |
| Ajuda · 65a75e | Active | €289,000 | €5,780 | 7.3% | 78 | 72 |
| Median comp | €360,000 | €6,112 | 13.4% | 77 | 74 |
Long-term rental The 1-bed apartment in Belém is overpriced at €485,000, significantly above its fair value of €405,365, resulting in a 16.4% gap. With a gross yield of only 3.4%, this investment may not deliver the expected returns for long-term rental purposes. Family rental Given the high asking price of €485,000, which exceeds the fair value of €405,365 by 16.4%, this apartment in Belém is considered overpriced. The moderate gross yield of 3.4% reflects a potential struggle in attracting families looking for more financially viable options. Buy-and-hold At €485,000, the 1-bed apartment's price is 16.4% above its fair value of €405,365, indicating it is overpriced for a buy-and-hold strategy. With a gross yield of only 3.4%, investors may find the long-term appreciation prospects less compelling in this case.
Potential Economic Volatility The economic and tenant stability scores of 75/100 indicate a moderate risk, suggesting vulnerability to fluctuations that could affect rental income stability and occupancy rates.
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