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 apartment of 160 m², energy rating C. Located Belém parish, Lisbon municipality, Lisbon district. This apartment features closed balconies that offer stunning unobstructed views of the Tagus River and Serra de Monsanto, enhancing the sense of spaciousness and tranquility.
The valuation. The asking price of €875,000 significantly exceeds the fair value of €709,480 by €165,520 (18.9%). This property is clearly overpriced based on its valuation.
Fair value modelled at €709,480 from the area baseline, adjusted for condition and location. Asking €875,000 sits €165,520 (18.9%) above — overpriced versus fair value.
Asking €875,000 versus the Belém, Lisbon, Lisbon area baseline of €896,640 (€5,604/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 72 · Materials 78 · Room dimensions 74). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 82/100 (Housing Market 85 · Amenities 90 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Belém, Lisbon, Lisbon
Area baseline €896,640 + condition -€1,250 + location +€80,650 = modelled fair value of €709,480 (€4,434/m²), a €165,520 (18.9%) gap versus the €875,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Belém · 938942 | Subject | €875,000 | €5,469 | — | 72 | 82 |
| praceta António Enes S / N | Active | €590,000 | €4,917 | 10.1% | 74 | 70 |
| rua Luís de Camões | Active | €450,000 | €3,125 | 42.9% | 75 | 73 |
| avenida Edmundo Lima Basto, 26 | Active | €480,000 | €4,800 | 12.2% | 70 | 78 |
| praceta das Flores S / N | Active | €570,000 | €3,413 | 37.6% | 73 | 74 |
| Median comp | €525,000 | €4,107 | 24.9% | 74 | 74 |
Long-term rental The property has a gross yield of 3.4%, which may not be attractive given its significant gap of 18.9% above the fair value of €709,480. Additionally, while the neighbourhood boasts a quality score of 82/100, the overall pricing suggests it may not deliver optimal returns for investors seeking long-term rental options. Family rental With a condition rating of 75/100, this apartment may appeal to families looking for a spacious, well-located home. However, at a listing price of €875,000, the expectation of higher rental income is diminished by the apparent overpricing relative to its fair value. Buy-and-hold Given the high demand in the Lisbon metro area, the property may not be ideal for a buy-and-hold strategy, particularly when its market price exceeds the fair value by 18.9%. Investors should be cautious, as the projected yield of 3.4% combined with overpriced property risks diminishing long-term capital appreciation. Not ideal for: Luxury market This apartment does not fit well within the luxury market segment, especially considering its condition rating and pricing strategy. The premium expected in the luxury sector is difficult to justify when the property is already deemed overpriced.
Economic sensitivity risk: With an economic stability score of 80/100, any downturn in local economic conditions could significantly impact property performance and rental income stability, despite a relatively strong score.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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