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 232 m², energy rating B. Located on rua Gregório Lopes, Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a magnificent outdoor balcony with panoramic views of the Tagus River and high ceilings that enhance the spaciousness and light throughout the living areas.
The valuation. The asking price of €1,650,000 is significantly above the fair value of €1,045,695, indicating an overpriced status of €604,305 (36.6%). Buy-to-flip angle. With refurbishment potential and an upscale market, a buy-to-flip strategy could target a resale price increase, aiming to leverage the low inventory levels in the area. Buy-to-let angle. A buy-to-let strategy could capitalize on the estimated gross yield of 2.4%, generating approximately €3,300 a month, appealing to families drawn to the suburban environment of Greater Lisbon.
Fair value modelled at €1,045,695 from the area baseline, adjusted for condition and location. Asking €1,650,000 sits €604,305 (36.6%) above — overpriced versus fair value.
Asking €1,650,000 versus the rua Gregório Lopes area baseline of €913,616 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 79/100 (Housing Market 80 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Gregório Lopes
Area baseline €913,616 + condition +€26,100 + location +€105,979 = modelled fair value of €1,045,695 (€4,507/m²), a €604,305 (36.6%) gap versus the €1,650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gregório Lopes | Subject | €1,650,000 | €7,112 | — | 80 | 79 |
| rua Gregório Lopes | Active | €1,650,000 | €5,464 | 23.2% | 78 | 68 |
| rua Dom Jorge da Costa, 5A | Active | €3,000,000 | €10,753 | 51.2% | 85 | 77 |
| Belém · 6d544f | Active | €950,000 | €7,308 | 2.8% | 80 | 81 |
| estrada da Cruz, 21A | Active | €1,100,000 | €5,000 | 29.7% | 72 | 76 |
| Median comp | €1,375,000 | €6,386 | 10.2% | 79 | 77 |
Long-term rental The 4-bed apartment in Belém, Lisbon is currently priced at €1,650,000, which is 36.6% above its fair value of €1,045,695. With a gross yield of only 2.4%, this investment may not provide sufficient returns to justify the overpricing. Buy-and-hold Investing in this property for a buy-and-hold strategy is unfavorable given its overpricing and the considerable gap from its fair value. The expected return does not align with the initial investment, making it a less attractive long-term asset. Family rental While this 4-bed apartment could meet the needs of families looking for spacious living in Belém, the current listing price of €1,650,000 suggests it is overpriced for the market. Families often seek value for money, and this property fails to deliver that considering its gross yield and price in comparison to its fair value.
Tenant turnover risk The tenant stability score of 75/100 indicates a higher likelihood of tenant turnover, which could lead to increased vacancy rates and associated costs.
