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.
5-bedroom, 4-bathroom house of 205 m², built in 2016, energy rating E. Located on rua Tristão da Cunha, 3, Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property includes a generous 200 m² outdoor area, perfect for entertaining, along with excellent solar exposure providing natural light and thermal comfort year-round.
The valuation. The asking price of €2,200,000 significantly exceeds the fair value of €901,714, resulting in an overpriced status of €1,298,286 (59.0%). Buy-to-flip angle. A buy-to-flip strategy would focus on renovations to maximize the property's appeal, targeting a resale that could potentially leverage the upscale neighborhood's desirability. Buy-to-let angle. The estimated rental income of €4,400/month yields a gross return of 2.4%, positioning the property as a long-term investment option amidst a competitive rental market in Belém, Lisbon.
Fair value modelled at €901,714 from the area baseline, adjusted for condition and location. Asking €2,200,000 sits €1,298,286 (59.0%) above — overpriced versus fair value.
Asking €2,200,000 versus the rua Tristão da Cunha, 3 area baseline of €1,148,820 (€5,604/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 79 · Materials 85 · Room dimensions 83). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 72/100 (Housing Market 80 · Amenities 80 · Economic 70 · Tenant Quality 67). Strong amenities and housing-market momentum support a premium to baseline.
rua Tristão da Cunha, 3
Area baseline €1,148,820 + condition +€23,383 + location +€71,042 = modelled fair value of €901,714 (€4,399/m²), a €1,298,286 (59.0%) gap versus the €2,200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Tristão da Cunha, 3 | Subject | €2,200,000 | €10,732 | — | 79 | 72 |
| avenida da Torre de Belém, 15 | Active | €5,950,000 | €8,264 | 23.0% | 75 | 78 |
| avenida Torre de Belém | Active | €6,000,000 | €8,333 | 22.3% | 65 | 80 |
| rua Raquel Bastos | Active | €1,440,000 | €8,889 | 17.2% | 62 | 76 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 1e669a | Active | €4,900,000 | €29,167 | 171.8% | 75 | 70 |
| Median comp | €5,425,000 | €8,611 | 19.8% | 70 | 77 |
Long-term rental The property in Belém, Lisbon is overpriced by 59.0%, making it a less attractive candidate for long-term rental investment given its gross yield of only 2.4%. With a fair value of €901,714, potential returns do not justify the current listing price. Family rental With a current asking price of €2,200,000, this property is not suitable for family rental investment due to its 59.0% gap from its fair value. The gross yield of 2.4% indicates that the high price significantly diminishes its attractiveness for families looking for reasonable rental options. Buy-and-hold The buy-and-hold strategy may be compromised by the property's 59.0% overpricing, especially considering the fair value is set at €901,714. The low gross yield of 2.4% suggests that long-term appreciation may not sufficiently compensate for the initial investment, making this strategy less viable for this property.
Economic Vulnerability The property may face instability as reflected by its Economic stability score of 70/100 and Tenant stability score of 67/100, indicating a moderate risk of fluctuating income and potential vacancy issues.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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