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 254 m² on the 2nd floor, energy rating B. Located on avenida Dom Vasco da Gama, Belém parish, Lisbon municipality, Lisbon district. This apartment features two balconies providing direct outdoor access from both a suite and a bedroom, enhancing natural light and accessibility for outdoor living.
The valuation. The asking price of €1,180,000 is 7.8% above the fair value of €1,094,416, indicating a balanced market position. This valuation suggests that the property is fairly priced, reflecting its quality and location.
Fair value modelled at €1,094,416 from 6 comparable sales in the area. Asking €1,180,000 sits €85,584 (7.8%) above — overpriced versus fair value.
Asking €1,180,000 versus the avenida Dom Vasco da Gama area baseline of €1,181,609 (€4,652/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €1,181,609, adjusted for condition and micro-location, gives a modelled fair value of €1,094,416 (€4,309/m²), a €85,584 (7.8%) gap versus the €1,180,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Dom Vasco da Gama | Subject | €1,180,000 | €4,646 | — | 75 | 73 |
| rua Gregório Lopes | Active | €1,550,000 | €5,132 | 10.5% | 80 | 84 |
| Belém · 6530c1 | Active | €1,300,000 | €5,417 | 16.6% | 75 | 76 |
| rua Fernanda Machado, 5 | Active | €630,000 | €4,599 | 1.0% | 74 | 81 |
| avenida Edmundo Lima Basto, 10B | Active | €645,000 | €3,544 | 23.7% | 80 | 78 |
| Median comp | €972,500 | €4,866 | 4.7% | 78 | 80 |
Long-term rental The 4-bed apartment in Belém, Lisbon presents a fair investment opportunity with a gross yield of 3.1%, making it a stable option for long-term rental. Given the fair value gap of 7.8%, it is positioned well within the market, but careful monitoring of expenses is advisable to maintain profitability. Family rental This property is suitable for family rental in a suburban setting, supported by a decent condition score of 76/100, appealing to families looking for spacious living. The fair value positioning indicates that it can attract stable tenants, albeit with the understanding that it is not a highly lucrative investment. Buy-and-hold Investing in this property for a buy-and-hold strategy may yield moderate returns, as it aligns with the fair market conditions, but the 3.1% yield suggests that significant appreciation would be necessary for considerable profit. The property is strategically located, yet it should be recognized that it is not a bargain and requires astute management to maximize long-term value.
Tenant turnover risk The tenant stability score of 65/100 indicates a higher likelihood of vacancy and turnover, which could lead to increased operational costs and a potential dip in rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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