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, 2-bathroom apartment of 143 m² on the 10th floor, energy rating D. Located on rua Carlos Calisto, Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property includes access to a common rooftop terrace, offering breathtaking panoramic views of the Tagus River and landmarks, ideal for relaxation and social gatherings.
The valuation. The asking price of €900,000 is significantly higher than the fair value of €785,550, representing an overvaluation of €114,450 (14.6%). This makes the property less attractive for potential buyers seeking good value.
Fair value modelled at €785,550 from 6 comparable sales in the area. Asking €900,000 sits €114,450 (14.6%) above — overpriced versus fair value.
Asking €900,000 versus the rua Carlos Calisto area baseline of €641,231 (€4,484/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €641,231, adjusted for condition and micro-location, gives a modelled fair value of €785,550 (€5,493/m²), a €114,450 (14.6%) gap versus the €900,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Carlos Calisto | Subject | €900,000 | €6,294 | — | 80 | 76 |
| avenida dos Bombeiros Voluntários | Active | €830,000 | €6,484 | 3.0% | 70 | 72 |
| rua da Eira, 16 | Active | €840,000 | €6,176 | 1.9% | 72 | 79 |
| rua Luz Soriano | Active | €435,000 | €5,058 | 19.6% | 78 | 78 |
| estrada do Zambujal, 76C | Active | €360,000 | €4,138 | 34.3% | 70 | 75 |
| Median comp | €632,500 | €5,617 | 10.8% | 71 | 77 |
Long-term rental The property presents an annual gross yield of 3%, which, when compared to the fair value of €785,550, indicates that the current asking price of €900,000 results in a premium that reduces the overall return potential. Given the apartment is priced 14.6% above its fair value, it may be challenging to achieve sustainable cash flow through long-term rentals without significant appreciation. Buy-and-hold Investing in this property as a buy-and-hold strategy would require careful consideration, especially as its asking price is 14.6% above the calculated fair value of €785,550. The potential for capital appreciation might not offset the initial premium paid, impacting the long-term investment viability. Family rental While the apartment is well-suited to family rentals due to its size and condition (84/100), the current pricing at €900,000 suggests a misalignment with its fair value of €785,550. This could deter potential tenants who are price-sensitive, further complicating rental management in a competitive market where yields are already low at 3%.
Tenant turnover risk High tenant turnover could occur due to the tenant stability score of 70/100, indicating potential instability in occupancy levels which may affect 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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