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, 4-bathroom apartment of 302 m², energy rating B. Located on rua Gregório Lopes, Belém parish, Lisbon municipality, Lisbon district. Property Highlight: This apartment features a spacious living room with a fireplace and extraordinary panoramic views of the Tagus River and the Sintra mountain range.
The valuation. The asking price of €1,650,000 is significantly above the fair value of €1,307,935, indicating the property is overpriced by €342,065, or 20.7%. This discrepancy suggests a conservative approach may be warranted for potential buyers. Buy-to-flip angle. With strategic renovations and an optimal marketing approach, targeting a buyer's market, the resale strategy could capitalize on Lisbon's demand, aiming for a higher return in the growing real estate landscape. Buy-to-let angle. The rental income strategy offers a potential gross yield of 3.4%, approximately €4,675 monthly, appealing to long-term tenants attracted to the high-quality finishes and the mixed-residential neighborhood's amenities.
Fair value modelled at €1,307,935 from the area baseline, adjusted for condition and location. Asking €1,650,000 sits €342,065 (20.7%) above — overpriced versus fair value.
Asking €1,650,000 versus the rua Gregório Lopes area baseline of €1,692,408 (€5,604/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 78 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 68/100 (Housing Market 75 · Amenities 60 · Economic 80 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Gregório Lopes
Area baseline €1,692,408 + condition +€33,031 + location +€85,628 = modelled fair value of €1,307,935 (€4,331/m²), a €342,065 (20.7%) gap versus the €1,650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gregório Lopes | Subject | €1,650,000 | €5,464 | — | 78 | 68 |
| rua Gregório Lopes | Active | €1,650,000 | €7,112 | 30.2% | 80 | 79 |
| rua Dom Jorge da Costa, 5A | Active | €3,000,000 | €10,753 | 96.8% | 85 | 77 |
| Belém · 6d544f | Active | €950,000 | €7,308 | 33.8% | 80 | 81 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 001543 | Active | €3,450,000 | €12,148 | 122.3% | 84 | 75 |
| Median comp | €2,325,000 | €9,031 | 65.3% | 82 | 78 |
Long-term rental The property in Belém, priced at €1,650,000, exceeds its fair value of €1,307,935 by 20.7%, making it an overpriced investment for long-term rental purposes. With a gross yield of only 3.4% and a neighborhood rating of 68/100, potential returns may not justify the initial investment. Buy-and-hold Given the property’s current listing of €1,650,000 compared to a fair value of €1,307,935, it is positioned as an overpriced buy-and-hold option. The apartment's condition rating of 82/100 is appealing, but the investment's profitability is questionable in light of the significant gap in pricing and low yield. Family rental At €1,650,000, the property is above the fair value of €1,307,935, making it overpriced for use as a family rental. While the size and condition may attract families, the 3.4% yield and underwhelming neighborhood score diminish its financial appeal for this strategy.
Tenant turnover risk The tenant stability score of 60/100 suggests potential challenges in retaining tenants, which could lead to increased vacancy rates and reduced rental income.
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