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.
7-bedroom, 4-bathroom house of 244 m², built in 1961, energy rating C. Located Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property features two generous balconies offering river and sea views, and an independent 2-bedroom apartment that provides flexible living arrangements for family or rental income.
The valuation. The asking price of €2,550,000 significantly exceeds the fair value of €1,641,455, resulting in an overpricing of €908,545 (55.4%). This discrepancy indicates the property is overpriced and may deter potential investors.
Fair value modelled at €1,641,455 from 5 comparable sales in the area. Asking €2,550,000 sits €908,545 (55.4%) above — overpriced versus fair value.
Asking €2,550,000 versus the Belém, Lisbon, Lisbon area baseline of €1,701,833 (€6,975/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 42/100 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 €1,701,833, adjusted for condition and micro-location, gives a modelled fair value of €1,641,455 (€6,727/m²), a €908,545 (55.4%) gap versus the €2,550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Belém · 8ee858 | Subject | €2,550,000 | €10,451 | — | 39 | 79 |
| rua Eduardo Coelho, 12 | Active | €1,850,000 | €6,727 | 35.6% | 38 | 75 |
| rua António Saldanha, 17 | Active | €2,550,000 | €7,286 | 30.3% | 60 | 77 |
| avenida Torre de Belém | Active | €6,000,000 | €8,333 | 20.3% | 65 | 80 |
| Ajuda · 001757 | Active | €555,000 | €3,190 | 69.5% | 70 | 77 |
| Median comp | €2,200,000 | €7,007 | 33.0% | 63 | 77 |
Long-term rental The property is overpriced at €2,550,000, significantly exceeding the fair value of €1,641,455, presenting a 55.4% gap. With a low gross yield of 3.1% and a condition rating of 42/100, it may not yield sufficient returns for long-term rental investment. Buy-and-hold At a listing price of €2,550,000 against a fair value of €1,641,455, this property is overpriced by 55.4%. Given the current yield of 3.1% and the home's average condition, it is unlikely to appreciate sufficiently to justify the investment over the long haul. Family rental Although located in a family-friendly neighbourhood in Belém, this property's asking price of €2,550,000 is 55.4% higher than its fair value of €1,641,455. The low gross yield of 3.1% and a mediocre condition rating make it a less attractive option for family rental purposes.
Tenant turnover risk High tenant turnover could be a significant risk given the tenant stability score of 70/100, indicating potential challenges in maintaining consistent rental income and occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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