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, 3-bathroom apartment of 164 m² on the 2nd floor, energy rating B. Located Belém parish, Lisbon municipality, Lisbon district. This apartment's balconies provide stunning views of gardens and Monsanto, coupled with access to a range of luxury amenities including a semi-Olympic pool and 24-hour security.
The valuation. The asking price of €1,400,000 exceeds the fair value of €1,143,269 by €256,731 (22.5%), indicating the property is overpriced. This disparity suggests that potential investors should approach with caution.
Fair value modelled at €1,143,269 from 6 comparable sales in the area. Asking €1,400,000 sits €256,731 (22.5%) above — overpriced versus fair value.
Asking €1,400,000 versus the Belém, Lisbon, Lisbon area baseline of €1,149,912 (€7,012/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 is above the parish average, lifting 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 €1,149,912, adjusted for condition and micro-location, gives a modelled fair value of €1,143,269 (€6,971/m²), a €256,731 (22.5%) gap versus the €1,400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Belém · 1f35a7 | Subject | €1,400,000 | €8,537 | — | 85 | 78 |
| rua da Junqueira | Active | €1,800,000 | €7,087 | 17.0% | 80 | 80 |
| rua de Pedrouços S / N | Active | €1,450,000 | €6,971 | 18.3% | 80 | 70 |
| rua Gregório Lopes | Active | €1,650,000 | €7,112 | 16.7% | 80 | 79 |
| Alfragide · 467e34 | Active | €750,000 | €3,846 | 54.9% | 79 | 78 |
| Median comp | €1,550,000 | €7,029 | 17.7% | 80 | 79 |
Long-term rental The property is priced 22.5% above its fair value, making it less attractive for long-term rental investment compared to more appropriately priced alternatives. With a gross yield of only 2.5%, this investment may struggle to generate satisfactory returns over time. Buy-and-hold At a listing price of €1,400,000, the investment is significantly overpriced relative to its fair value of €1,143,269. Holding onto this property may not provide the capital appreciation and yield opportunities that investors typically seek in Lisbon's dynamic market. Family rental This property, while situated near key amenities and educational facilities, is overpriced at €1,400,000, resulting in a 22.5% gap to its fair value. Consequently, it may not attract families seeking rental properties that offer better value propositions in the area.
Tenant turnover risk High tenant turnover, indicated by a tenant stability score of 70/100, could lead to increased vacancy rates and associated costs. Additionally, this may impact cash flow stability if turnover occurs frequently.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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