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 135 m², built in 2001, energy rating C. Located on rua da Praia de Pedrouços, Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts a vast 120m² terrace, perfect for outdoor entertaining, along with five built-in wardrobes for exceptional storage. Location Advantage: Situated in a premium area near Jardim da Torre de Belém, it is a strategic choice for rental investment given excellent transport links.
The valuation. The asking price of €1,100,000 sits significantly above the fair value of €578,887, marking an overpricing of €521,113 (47.4%). This high asking price does not align with the property’s actual worth based on market metrics. Buy-to-flip angle. With renovations focused on enhancing the standard appliances and finishes, there is potential for a profitable resale at a more competitive price point, although the current valuation limits immediate gains. Buy-to-let angle. A rental strategy could yield approximately €1,650 monthly, resulting in a gross yield of 1.8%, although this low yield may deter long-term investment appeal.
Fair value modelled at €578,887 from the area baseline, adjusted for condition and location. Asking €1,100,000 sits €521,113 (47.4%) above — overpriced versus fair value.
Asking €1,100,000 versus the rua da Praia de Pedrouços area baseline of €756,540 (€5,604/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 74 · Materials 70 · Room dimensions 73). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua da Praia de Pedrouços
Area baseline €756,540 + condition -€5,906 + location +€53,163 = modelled fair value of €578,887 (€4,288/m²), a €521,113 (47.4%) gap versus the €1,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Praia de Pedrouços | Subject | €1,100,000 | €8,148 | — | 74 | 75 |
| estrada da Cruz, 21A | Active | €1,100,000 | €5,000 | 38.6% | 72 | 76 |
| avenida Doutor Mário Moutinho | Active | €1,140,000 | €4,471 | 45.1% | 68 | 75 |
| rua Vicente Dias | Active | €740,000 | €5,564 | 31.7% | 80 | 72 |
| avenida Marginal, 4 | Active | €1,375,000 | €8,185 | 0.4% | 85 | 74 |
| Median comp | €1,120,000 | €5,282 | 35.2% | 76 | 75 |
Long-term rental The property in Belém, Lisbon, is overpriced with a valuation gap of 47.4%, which considerably diminishes its overall attractiveness for long-term rental investment. With a gross yield of just 1.8%, this strategy is unlikely to generate adequate returns compared to competitor properties in the area. Family rental Given the property's substantial overpricing, it presents challenges for family rental opportunities, as rental prices may not justify the initial investment. The combination of moderate property condition (72/100) and a neighborhood rating of 75/100 further limits its appeal to a family-oriented tenant demographic. Buy-and-hold Although buy-and-hold strategies can provide long-term appreciation potential, this property is currently overpriced by 47.4% compared to its fair value of €578,887. Consequently, the low gross yield of 1.8% signals that holding this asset may not yield satisfactory returns over time, considering market dynamics in Greater Lisbon.
Tenant turnover risk With a tenant stability score of 75/100, there is a potential concern for higher tenant turnover, which could lead to increased vacancy and associated costs.
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