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, 2-bathroom apartment of 123 m², built in 2003, energy rating C. Located on rua Bartolomeu Dias, Belém parish, Lisbon municipality, Lisbon district. Unique Feature: The apartment includes two balconies with views of the vibrant neighborhoods of Belém, offering outdoor relaxation in proximity to cultural landmarks. Parking Convenience: With an exclusive parking space, commuting in this bustling area is hassle-free.
The valuation. The asking price of €680,000 exceeds the fair value of €549,033 by €130,967 (19.3%), indicating that the property is overpriced. This premium may limit potential buyer appeal in a competitive market.
Fair value modelled at €549,033 from the area baseline, adjusted for condition and location. Asking €680,000 sits €130,967 (19.3%) above — overpriced versus fair value.
Asking €680,000 versus the rua Bartolomeu Dias area baseline of €484,374 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 90 · Amenities 80 · Economic 85 · Tenant Quality 85). Strong amenities and housing-market momentum support a premium to baseline.
rua Bartolomeu Dias
Area baseline €484,374 + condition +€6,534 + location +€58,125 = modelled fair value of €549,033 (€4,464/m²), a €130,967 (19.3%) gap versus the €680,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Bartolomeu Dias | Subject | €680,000 | €5,528 | — | 75 | 80 |
| rua Fernão Mendes Pinto | Active | €660,000 | €5,077 | 8.2% | 78 | 74 |
| rua Vicente Dias | Active | €740,000 | €5,564 | 0.6% | 80 | 72 |
| largo do Calvário S / N | Active | €1,150,000 | €6,461 | 16.9% | 78 | 78 |
| praceta Torres do Restelo | Active | €1,550,000 | €4,559 | 17.5% | 75 | 81 |
| Median comp | €945,000 | €5,321 | 3.8% | 78 | 76 |
Family rental The property’s 3.4% gross yield suggests that it may not provide optimal returns in the current family rental market, particularly when considering its €680,000 listing price compared to the fair value of €549,033. This 19.3% pricing gap indicates the property is overpriced, making it less attractive to families seeking reliable long-term rentals in the affluent Belém area. Luxury market While the Belém neighborhood is known for its affluent residents and stable property values, the luxury market's current demand may not justify the €680,000 price tag, especially when compared to the fair value of €549,033. Consequently, this property appears overpriced, potentially limiting its appeal to high-end buyers who expect exceptional value. Long-term rental Given the condition rating of 78/100 and an 80/100 for the neighborhood, the property could seem appealing for long-term rental investments; however, the 19.3% gap between its listing price of €680,000 and the fair value of €549,033 indicates that it is overpriced. This scenario could impact the cash flow and overall investment viability for potential landlords in the long term.
Tenant turnover risk The economic and tenant stability scores of 85/100 suggest a strong market, but sudden changes in local employment rates could impact tenant retention despite current stability.
