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.
7-bedroom, 6-bathroom house of 585 m², energy rating C. Located on rua Gil Eanes, 3, Belém parish, Lisbon municipality, Lisbon district. This property features a heated swimming pool with a teak deck and a fully equipped pool house, enhancing outdoor living and entertainment options.
The valuation. The asking price of €5,990,000 significantly exceeds the fair value of €2,594,580, with a notable difference of €3,395,420 (56.7%). This property is clearly overpriced in the current market.
Fair value modelled at €2,594,580 from the area baseline, adjusted for condition and location. Asking €5,990,000 sits €3,395,420 (56.7%) above — overpriced versus fair value.
Asking €5,990,000 versus the rua Gil Eanes, 3 area baseline of €3,278,340 (€5,604/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 77 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua Gil Eanes, 3
Area baseline €3,278,340 + condition +€42,047 + location +€248,803 = modelled fair value of €2,594,580 (€4,435/m²), a €3,395,420 (56.7%) gap versus the €5,990,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gil Eanes, 3 | Subject | €5,990,000 | €10,239 | — | 77 | 77 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 023a0f | Active | €4,900,000 | €21,121 | 106.3% | 75 | 74 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 1e669a | Active | €4,900,000 | €29,167 | 184.8% | 75 | 70 |
| avenida da Torre de Belém, 15 | Active | €5,950,000 | €8,264 | 19.3% | 75 | 78 |
| travessa da Ajuda, 18 | Active | €795,000 | €3,581 | 65.0% | 70 | 74 |
| Median comp | €4,900,000 | €14,693 | 43.5% | 75 | 74 |
Long-term rental The property is currently overpriced at €5,990,000 compared to the fair value of €2,594,580, indicating a significant gap of 56.7%. With a gross yield of only 2.7%, the investment returns would not justify this high purchase price in the long run. Family rental Although the property features a large 7-bed layout that could cater to families, it is overpriced at €5,990,000 versus the fair value of €2,594,580, showcasing a gap of 56.7%. The gross yield of 2.7% suggests that the financial viability of renting to families is not favorable under current valuations. Buy-and-hold Considering the property's listing price of €5,990,000 against a fair value of €2,594,580, it is evident that the property is overpriced by 56.7%. The low gross yield of 2.7% further complicates the buy-and-hold strategy, making it less appealing as a long-term investment in this market environment.
Economic and Tenant Stability Dependency The investment relies heavily on the economic and tenant stability scores of 80/100, suggesting that any significant downturn in economic indicators or tenant retention could negatively impact rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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