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.
2-bedroom, 1-bathroom apartment of 60 m² on the 1st floor, built in 1937, energy rating D. Located Belém parish, Lisbon municipality, Lisbon district. Key Feature: This apartment boasts electric shutters for enhanced security and energy efficiency, while its pre-installed air conditioning offers modern comfort in a traditional setting.
The valuation. The asking price of €520,000 is significantly above the fair value of €269,306, indicating an overvaluation of €250,694 (48.2%). This property is overpriced, making it less appealing for investment. Buy-to-flip angle. A buy-to-flip strategy would involve renovations to enhance the property’s appeal before reselling it at a profit, although the current valuation limits potential gain. With the right improvements and market timing, a flip could be aimed within an estimated resale price higher than what’s currently listed. Buy-to-let angle. Given an estimated gross yield of 2.8% (~€1,213/month), the property presents a long-term rental option. However, the low yield, coupled with the asking price, suggests that rental income may not cover the investment costs effectively.
Fair value modelled at €269,306 from the area baseline, adjusted for condition and location. Asking €520,000 sits €250,694 (48.2%) above — overpriced versus fair value.
Asking €520,000 versus the Belém, Lisbon, Lisbon area baseline of €336,240 (€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 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Belém, Lisbon, Lisbon
Area baseline €336,240 + condition +€6,563 + location +€26,463 = modelled fair value of €269,306 (€4,488/m²), a €250,694 (48.2%) gap versus the €520,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Belém · 225d1a | Subject | €520,000 | €8,667 | — | 80 | 78 |
| rua José Duarte Pedroso, 7 | Active | €367,600 | €8,169 | 5.7% | 80 | 75 |
| rua Pedro Dias | Active | €395,000 | €5,985 | 30.9% | 80 | 80 |
| rua Maestro António Taborda, 32 | Active | €365,000 | €5,615 | 35.2% | 76 | 80 |
| rua Aliança Operária | Active | €379,500 | €6,024 | 30.5% | 80 | 74 |
| Median comp | €373,550 | €6,005 | 30.7% | 80 | 78 |
Long-term rental The property is overpriced by 48.2%, with a fair value of €269,306 compared to the asking price of €520,000. With a low gross yield of 2.8%, the potential cash flow from long-term rental is unlikely to justify such an elevated price point. Family rental As a family rental, this property presents challenges, particularly given its price that is significantly above fair market value at €520,000. With a gross yield of only 2.8%, families may be deterred by the high rental costs relative to the value received. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable, as it is overpriced by 48.2% against its fair market value of €269,306. The current economic metrics and low yield of 2.8% do not support the long-term appreciation potential required for sustainable investment returns.
Declining tenant demand With a tenant stability score of 75/100, there is a moderate risk of increased vacancies, potentially impacting rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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