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 house of 150 m², built in 2010. Located on rua José Calheiros, 10, Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property includes an underground irrigation system for the garden and has photovoltaic panels producing a total of 1050 kW, promoting energy efficiency.
The valuation. The asking price of €975,000 is significantly above the fair value of €672,872, implying an overvaluation of €302,128, or 31.0%. This discrepancy indicates the property is overpriced in the current market.
Fair value modelled at €672,872 from the area baseline, adjusted for condition and location. Asking €975,000 sits €302,128 (31.0%) above — overpriced versus fair value.
Asking €975,000 versus the rua José Calheiros, 10 area baseline of €840,600 (€5,604/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 73 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 82/100 (Housing Market 80 · Amenities 85 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua José Calheiros, 10
Area baseline €840,600 + condition +€6,562 + location +€75,610 = modelled fair value of €672,872 (€4,486/m²), a €302,128 (31.0%) gap versus the €975,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Calheiros, 10 | Subject | €975,000 | €6,500 | — | 73 | 82 |
| rua Álvaro Fernandes | Active | €2,800,000 | €9,825 | 51.1% | 85 | 76 |
| Belém · 93758b | Active | €1,630,000 | €8,150 | 25.4% | 65 | 78 |
| rua Raquel Bastos | Active | €1,440,000 | €8,889 | 36.8% | 62 | 76 |
| travessa da Ajuda, 18 | Active | €795,000 | €3,581 | 44.9% | 70 | 74 |
| Median comp | €1,535,000 | €8,520 | 31.1% | 68 | 76 |
Long-term rental The property at €975,000, which has a fair value of €672,872, presents a significant gap of 31.0%, indicating it's overpriced for long-term rental. With a gross yield of only 2.5% and a condition rating of 78/100, this property is unlikely to generate satisfactory returns in a competitive rental market. Buy-and-hold Investing in this 3-bed house at €975,000 could lead to heavy financial burdens given its fair value of €672,872, thus confirming that it is overpriced. The limited gross yield of 2.5% suggests that long-term value appreciation may not compensate for the elevated entry cost in a growing area like Belém. Family rental At a listing price of €975,000, the property exceeds the fair value of €672,872, classifying it as overpriced for family rental prospects. With a gross yield of just 2.5%, families seeking rental properties may find better value elsewhere, given the competitive market conditions in Lisbon.
Tenant turnover risk The tenant stability score of 80/100 suggests a moderate risk of tenant turnover, which may lead to potential vacancy periods affecting rental income.
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