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 205 m² on the 9th floor, built in 1989, energy rating C. Located Belém parish, Lisbon municipality, Lisbon district. This apartment includes integrated air conditioning systems and electric blinds, enhancing energy efficiency while allowing for personalized comfort and convenience in daily life.
The valuation. The asking price of €1,070,000 is €246,800 (30.0%) above the fair value of €823,200, indicating that the property is overpriced. Buy-to-flip angle. A buy-and-flip strategy may not be advisable given the current valuation, as the renovations needed to realize a profit could exceed expected returns. Buy-to-let angle. The estimated rental income of €3,121/month results in a gross yield of 3.5%, suggesting a low return for investors seeking long-term rental strategies.
Fair value modelled at €823,200 from 6 comparable sales in the area. Asking €1,070,000 sits €246,800 (30.0%) above — overpriced versus fair value.
Asking €1,070,000 versus the Belém, Lisbon, Lisbon area baseline of €879,105 (€4,288/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €879,105, adjusted for condition and micro-location, gives a modelled fair value of €823,200 (€4,016/m²), a €246,800 (30.0%) gap versus the €1,070,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Belém · 3df5f7 | Subject | €1,070,000 | €5,220 | — | 70 | 76 |
| avenida Edmundo Lima Basto, 10B | Active | €645,000 | €3,544 | 32.1% | 80 | 78 |
| Belém · 4a451b | Active | €790,000 | €5,267 | 0.9% | 75 | 71 |
| avenida D. Pedro | Active | €778,000 | €4,298 | 17.6% | 76 | 77 |
| avenida D. Pedro | Active | €778,000 | €4,298 | 17.6% | 75 | 78 |
| Median comp | €778,000 | €4,298 | 17.7% | 76 | 78 |
Long-term rental The property is currently overpriced at €1,070,000, with a fair value estimated at €823,200, indicating a 30.0% gap. While it has potential in a desirable location, the high price limits attractiveness for long-term renters seeking value. Buy-and-hold At a listing price of €1,070,000, this property is overpriced compared to the fair value of €823,200, suggesting limited upside potential over time. The gross yield of 3.5% may not justify the investment given the current valuation. Family rental With a listing price of €1,070,000 significantly above the fair value of €823,200, this property is overpriced for family rental purposes. The condition and neighborhood score indicate a decent living environment, but the high cost could deter potential family tenants seeking affordability.
Economic downturn vulnerability The property may be at risk during economic downturns, given its economic stability score of 80/100, which could affect tenant retention with a stability score of 70/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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