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.
4-bedroom, 3-bathroom apartment of 220 m², built in 2003, energy rating C. Located on estrada da Cruz, 21A, Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts balconies with river views and two closed garages, an invaluable asset in the Restelo area of Lisbon.
The valuation. The asking price of €1,100,000 is above the fair value of €951,305 by €148,695, or 13.5%. This property is therefore considered overpriced. Buy-to-flip angle. A potential buy-to-flip strategy would involve renovations that enhance value, enabling resale at a higher price point in the current market. Buy-to-let angle. The rental income strategy offers a gross yield of 3.3%, with an estimated monthly income of €3,025, attractive for long-term family rentals in the area.
Fair value modelled at €951,305 from the area baseline, adjusted for condition and location. Asking €1,100,000 sits €148,695 (13.5%) above — overpriced versus fair value.
Asking €1,100,000 versus the estrada da Cruz, 21A area baseline of €866,360 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 (Condition 72 · Materials 78 · Room dimensions 71). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 70 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
estrada da Cruz, 21A
Area baseline €866,360 + condition -€5,156 + location +€90,101 = modelled fair value of €951,305 (€4,324/m²), a €148,695 (13.5%) gap versus the €1,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada da Cruz, 21A | Subject | €1,100,000 | €5,000 | — | 72 | 76 |
| rua Vicente Dias | Active | €740,000 | €5,564 | 11.3% | 80 | 72 |
| avenida Doutor Mário Moutinho | Active | €1,140,000 | €4,471 | 10.6% | 68 | 75 |
| largo do Calvário S / N | Active | €1,150,000 | €6,461 | 29.2% | 78 | 78 |
| travessa do Miradouro | Active | €545,000 | €4,098 | 18.0% | 74 | 79 |
| Median comp | €940,000 | €5,018 | 0.4% | 76 | 77 |
Long-term rental The 4-bed apartment in Belém is currently overpriced at €1,100,000, which is 13.5% above its fair value of €951,305. With a gross yield of only 3.3%, the investment does not capitalize on the demands of long-term rentals effectively. Family rental Valued at €1,100,000, this property does not present an appealing opportunity for family rentals given its 13.5% premium over the fair value. The apartment's moderate condition score of 74/100 and the neighborhood score of 76/100 limit its attractiveness to families seeking rental options. Buy-and-hold Investing in this apartment as a buy-and-hold strategy is not advisable due to its current overpriced status, being 13.5% above the fair value. The low gross yield of 3.3% further detracts from the long-term return potential in an environment with moderate urban crime and basic amenities.
Economic Vulnerability The economic stability score of 70 indicates potential fluctuations in the local economy that could affect property values and rental income.
