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 150 m² on the 11th floor, built in 1978. Located Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts a panoramic glass-enclosed terrace wrapping around the façade, providing uninterrupted views of the Tejo River and 25 de Abril Bridge. Additional Appeal: The spacious living and dining area accommodates a table for 12, enhancing entertainment possibilities.
The valuation. The asking price of €790,000 is significantly above the fair value of €708,297, making it overpriced by €81,703 (11.5%). The disparity suggests limited upside potential for investors. Buy-to-flip angle. A buy-to-flip strategy may face challenges due to the current asking price exceeding fair value, limiting immediate resale profits. A thorough renovation could help enhance the property's appeal for potential buyers. Buy-to-let angle. With an estimated gross yield of 3.3% and a monthly rental income of approximately €2,172, the property can provide stable long-term cash flow. However, the yield may be lower than desired for some investors.
Fair value modelled at €708,297 from 6 comparable sales in the area. Asking €790,000 sits €81,703 (11.5%) above — overpriced versus fair value.
Asking €790,000 versus the Belém, Lisbon, Lisbon area baseline of €715,683 (€4,771/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €715,683, adjusted for condition and micro-location, gives a modelled fair value of €708,297 (€4,722/m²), a €81,703 (11.5%) gap versus the €790,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Belém · 4a451b | Subject | €790,000 | €5,267 | — | 75 | 71 |
| Belém · fb290e | Active | €940,000 | €5,109 | 3.0% | 67 | 76 |
| avenida Duque Loulé, 22A | Active | €880,000 | €5,946 | 12.9% | 72 | 78 |
| avenida Edmundo Lima Basto, 10B | Active | €645,000 | €3,544 | 32.7% | 80 | 78 |
| avenida das Túlipas, 19 | Active | €935,000 | €5,405 | 2.6% | 70 | 75 |
| Median comp | €907,500 | €5,257 | 0.2% | 71 | 77 |
Family rental This property is overpriced at €790,000, exceeding its fair value by 11.5%, which may hinder affordability for families seeking rental options. With a gross yield of only 3.3% and a neighborhood rating of 71/100, the investment may not provide attractive returns in the family rental market. Buy-and-hold With a fair value of €708,297, the property at €790,000 is clearly overpriced, suggesting limited upside for long-term investors. Given the current yield of 3.3% and condition rating of 78/100, this buy-and-hold strategy might not generate sufficient appreciation to justify the premium price. Long-term rental The listing price of €790,000 represents an 11.5% gap above fair value, indicating that the property is overpriced relative to its potential as a long-term rental investment. Additionally, the modest yield of 3.3% could deter potential investors looking for better performing assets in this category.
Potential Economic Fluctuation The property may face economic challenges due to a moderate economic stability score of 70/100, which could impact tenant occupancy and rental income over time.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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