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 184 m², built in 1990, energy rating D. Located Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts generous balconies offering unobstructed views over Monsanto and proximity to international schools and embassies, enhancing its appeal for families. Renovation Potential: Quality materials highlight the possibility for modern upgrades. Accessibility: The building provides easy access with two elevators and doorman services.
The valuation. The asking price of €940,000 sits significantly above the fair value of €769,183, representing an overpricing of €170,817 (22.2%). This valuation indicates a potential obstacle for investment profitability.
Fair value modelled at €769,183 from 6 comparable sales in the area. Asking €940,000 sits €170,817 (22.2%) above — overpriced versus fair value.
Asking €940,000 versus the Belém, Lisbon, Lisbon area baseline of €869,342 (€4,725/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €869,342, adjusted for condition and micro-location, gives a modelled fair value of €769,183 (€4,180/m²), a €170,817 (22.2%) gap versus the €940,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Belém · fb290e | Subject | €940,000 | €5,109 | — | 67 | 76 |
| avenida Duque Loulé | Active | €475,000 | €4,025 | 21.2% | 68 | 75 |
| rua Tenente General Zeferino Sequeira, 20 | Active | €750,000 | €4,335 | 15.1% | 75 | 82 |
| avenida das Túlipas, 19 | Active | €935,000 | €5,405 | 5.8% | 70 | 75 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 6a92e3 | Active | €640,000 | €3,616 | 29.2% | 72 | 76 |
| Median comp | €695,000 | €4,180 | 18.2% | 71 | 76 |
Long-term rental This property, with a gross yield of 3.8%, is overpriced by 22.2% compared to its fair value, making it less appealing as a long-term rental investment. The condition rating of 68/100 indicates that additional capital may be required for maintenance and upgrades, further diminishing its attractiveness for steady rental income. Family rental Given its size and suburban setting, this apartment could cater to families; however, the 22.2% markup over fair value signals that the investment may not yield favorable returns. With a neighbourhood rating of 76/100, while it has decent amenities, the cost nonetheless outweighs the potential benefits for families seeking rental options. Buy-and-hold Although holding this property could benefit from Lisbon’s economic presence, the 22.2% gap over its fair value signifies that it is overpriced, which could hinder long-term appreciation. Investors should consider that with a condition score of 68/100, future renovation costs might further eat into potential returns while waiting for market conditions to improve.
Tenant Insecurity With a Tenant Stability score of 75/100, there is a moderate risk of tenant turnover, which could lead to increased vacancy costs and potentially impact cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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