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, 4-bathroom apartment of 302 m² on the 8th floor, energy rating B. Located on rua Gregório Lopes, Belém parish, Lisbon municipality, Lisbon district. Noteworthy Feature: The apartment occupies a prestigious location with only one residence per floor, ensuring unparalleled privacy and stunning panoramic views of the Tagus River from multiple rooms.
The valuation. The asking price of €1,550,000 significantly exceeds the fair value of €1,197,864, indicating an overpricing of €352,136 (29.4%). This property should be approached with caution due to its inflated pricing.
Fair value modelled at €1,197,864 from 6 comparable sales in the area. Asking €1,550,000 sits €352,136 (29.4%) above — overpriced versus fair value.
Asking €1,550,000 versus the rua Gregório Lopes area baseline of €1,179,110 (€3,904/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 €1,179,110, adjusted for condition and micro-location, gives a modelled fair value of €1,197,864 (€3,966/m²), a €352,136 (29.4%) gap versus the €1,550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gregório Lopes | Subject | €1,550,000 | €5,132 | — | 80 | 84 |
| Alfragide · 261f3c | Active | €378,000 | €2,291 | 55.4% | 80 | 77 |
| Carnaxide e Queijas · 4ba643 | Active | €545,000 | €3,733 | 27.3% | 72 | 79 |
| rua Fernanda Machado, 5 | Active | €630,000 | €4,599 | 10.4% | 74 | 81 |
| praceta Gomes Leal, 1 | Active | €588,000 | €4,200 | 18.2% | 76 | 76 |
| Median comp | €566,500 | €3,967 | 22.7% | 75 | 78 |
Long-term rental The property, listed at €1,550,000, is priced 29.4% above its fair value, which diminishes its potential for attractive long-term rental returns. With a gross yield of only 3.6%, the investment may struggle to justify the high initial cost given market expectations. Buy-and-hold Despite the strong location and the appealing conditions of both the property and neighborhood, the €1,550,000 asking price significantly exceeds the fair value of €1,197,864. This pricing mismatch poses a risk for long-term appreciation that does not seem warranted based on current market data. Family rental While the property is suitable for family living due to its size and neighborhood amenities, the soaring price tag at €1,550,000 makes it difficult to secure a reasonable return on investment. The gap to fair value highlights an overpricing issue that could deter potential family renters looking for affordability in the area.
Tenant turnover risk High tenant turnover due to a Tenant stability score of 80/100 may lead to increased vacancy rates and higher costs for finding new tenants.
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