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, 1-bathroom apartment of 85 m² on the 1st floor, built in 1993, energy rating D. Located Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment features an inviting balcony with potential for outdoor seating, enhancing the living space and offering a charming view of the tranquil surroundings in Belém.
The valuation. The asking price of €440,000 is significantly higher than the fair value of €349,907, resulting in an overvaluation of €90,093 (20.5%). This suggests that potential investors may want to negotiate further.
Fair value modelled at €349,907 from the area baseline, adjusted for condition and location. Asking €440,000 sits €90,093 (20.5%) above — overpriced versus fair value.
Asking €440,000 versus the Belém, Lisbon, Lisbon area baseline of €476,340 (€5,604/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 58/100 (Condition 55 · Materials 62 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 78/100 (Housing Market 90 · Amenities 70 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Belém, Lisbon, Lisbon
Area baseline €476,340 + condition -€22,312 + location +€37,490 = modelled fair value of €349,907 (€4,117/m²), a €90,093 (20.5%) gap versus the €440,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Belém · be93e5 | Subject | €440,000 | €5,176 | — | 55 | 78 |
| rua Professor Doutor Egas Moniz | Active | €290,000 | €4,143 | 20.0% | — | 74 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 483a9e | Active | €340,000 | €4,928 | 4.8% | 55 | 75 |
| rua Major Afonso Palla | Active | €398,000 | €4,682 | 9.5% | 65 | 74 |
| Águas Livres · cfdc13 | Active | €250,000 | €3,676 | 29.0% | 52 | 80 |
| Median comp | €315,000 | €4,413 | 14.8% | 55 | 75 |
Long-term rental The property is priced at €440,000, which represents a 20.5% premium over its fair value of €349,907, indicating it is overpriced. With a gross rental yield of 4% and a condition score of 58/100, the returns may not justify the investment in a long-term rental strategy given the current market price. Buy-and-hold The current listing price of €440,000 is 20.5% above its fair value, suggesting that this property is overpriced for a buy-and-hold strategy. The combination of a moderate yield of 4% and a condition score of 58/100 raises concerns regarding potential capital appreciation and rental income stability. Family rental At €440,000, this property is overpriced by 20.5% when compared to its fair value of €349,907, which can hinder profitability in a family rental context. The neighborhood's relatively high score of 78/100 may be appealing, but the unsatisfactory condition score of 58/100 suggests additional renovation costs could further reduce the investment attractiveness.
Tenant turnover risk The tenant stability score of 70/100 suggests a moderate risk of tenant turnover, which may impact consistent rental income due to potential vacancy periods.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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