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 penthouse of 205 m² on the 12th floor, energy rating C. Located on avenida Doutor Mário Moutinho, Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: This penthouse offers an expansive panoramic terrace on the roof, providing breathtaking 360-degree views over Lisbon, Monsanto, and the Tagus river, enhancing the living experience beyond the interior.
The valuation. The asking price of €1,190,000 exceeds the fair value of €1,012,209 by €177,791 (17.6%). The property is therefore classified as overpriced.
Fair value modelled at €1,012,209 from 6 comparable sales in the area. Asking €1,190,000 sits €177,791 (17.6%) above — overpriced versus fair value.
Asking €1,190,000 versus the avenida Doutor Mário Moutinho area baseline of €872,958 (€4,258/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 is below the parish average, reducing 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 €872,958, adjusted for condition and micro-location, gives a modelled fair value of €1,012,209 (€4,938/m²), a €177,791 (17.6%) gap versus the €1,190,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Doutor Mário Moutinho | Subject | €1,190,000 | €5,805 | — | 70 | 78 |
| avenida Doutor Mário Moutinho | Active | €1,140,000 | €4,471 | 23.0% | 68 | 75 |
| avenida das Túlipas, 19 | Active | €935,000 | €5,405 | 6.9% | 70 | 75 |
| avenida Duque Loulé, 22A | Active | €880,000 | €5,946 | 2.4% | 72 | 78 |
| travessa do Miradouro | Active | €545,000 | €4,098 | 29.4% | 74 | 79 |
| Median comp | €907,500 | €4,938 | 14.9% | 71 | 77 |
Long-term rental The 4-bed penthouse in Belém, priced at €1,190,000, exceeds its fair value of €1,012,209 by 17.6%, indicating that it is overpriced in the current market. With a gross yield of only 3.2%, the rental income may not sufficiently compensate investors given the high entry price. Family rental While the property benefits from a good neighbourhood rating of 78/100 and an acceptable condition score of 74/100, its listing price of €1,190,000 remains 17.6% above the calculated fair value. The potential for family rentals in this desirable area is overshadowed by the lack of alignment between the investment cost and expected returns. Buy-and-hold Investing in this penthouse as a buy-and-hold strategy presents challenges, as it is overpriced at €1,190,000 compared to a fair value of €1,012,209, creating a 17.6% gap. Although the location offers access to Lisbon’s amenities, the high price diminishes the long-term investment appeal due to reduced yield potential at 3.2%.
Tenant turnover risk High tenant turnover may be expected due to the 70/100 tenant stability score, potentially leading to increased vacancy periods and costs associated with finding new tenants.
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