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 230 m² on the 1st floor. Located on rua Luís Braille, 11, Belém parish, Lisbon municipality, Lisbon district. This apartment boasts a large 20 m² terrace and 4 dedicated parking spaces, enhancing its appeal for both outdoor relaxation and convenience.
The valuation. The asking price of €1,690,000 sits significantly above the fair value of €1,043,208, indicating an overpriced property by €646,792 (38.3%). This suggests potential challenges in securing a profitable return on investment. Buy-to-flip angle. A buy-to-flip strategy could be challenging due to the pricing disparity, requiring substantial renovations or market improvements to justify a resale price that exceeds current market expectations. Buy-to-let angle. With a gross yield of 2.1% from estimated rental income of €2,958/month, the buy-to-let strategy presents modest returns, aligning more with long-term family rental opportunities than short-term profitability.
Fair value modelled at €1,043,208 from the area baseline, adjusted for condition and location. Asking €1,690,000 sits €646,792 (38.3%) above — overpriced versus fair value.
Asking €1,690,000 versus the rua Luís Braille, 11 area baseline of €1,288,920 (€5,604/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 80 · Amenities 75 · Economic 85 · Tenant Quality 85). Strong amenities and housing-market momentum support a premium to baseline.
rua Luís Braille, 11
Area baseline €1,288,920 + condition +€25,156 + location +€112,312 = modelled fair value of €1,043,208 (€4,536/m²), a €646,792 (38.3%) gap versus the €1,690,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Luís Braille, 11 | Subject | €1,690,000 | €7,348 | — | 80 | 81 |
| Belém · 937619 | Active | €1,490,000 | €5,438 | 26.0% | 80 | 78 |
| Ajuda · 26214e | Active | €1,695,000 | €11,531 | 56.9% | 80 | 80 |
| avenida Marginal, 4 | Active | €1,375,000 | €8,185 | 11.4% | 85 | 74 |
| calçada da Ajuda | Active | €710,000 | €6,762 | 8.0% | 77 | 75 |
| Median comp | €1,432,500 | €7,474 | 1.7% | 80 | 77 |
Long-term rental The property’s listing price is 38.3% above its fair value, indicating that it may not generate attractive returns for a long-term rental strategy. With a gross yield of only 2.1%, this investment presents a less favorable opportunity for consistent cash flow. Family rental While the amenities and quality of the neighborhood are decent, the 38.3% premium over fair value suggests that the property's price is not aligned with market expectations for family rentals. The current yield of 2.1% raises concerns about the property's ability to attract long-term tenants seeking affordability and value. Buy-and-hold The significant gap between the listing price and fair value leads to a poor buy-and-hold investment perspective, with a return potential hampered by the 2.1% gross yield. Investors may find that the high upfront cost does not justify the ongoing gains expected from holding this asset over time.
Market Fluctuation Risk: With both economic stability and tenant stability scores at 85/100, while the current outlook seems strong, a sudden market downturn could still jeopardize rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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