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 C. Located Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property includes two balconies offering unobstructed views of Monsanto and the landscaped community, enhancing its outdoor living appeal within the gated Villa Restelo. Condition Notes: The apartment is well-maintained and boasts high-quality finishes, providing a comfortable and contemporary atmosphere throughout.
The valuation. The asking price of €1,300,000 is significantly above its fair value of €777,877, by €522,123 (67.1%). This property is considered overpriced and may not attract value-driven investors.
Fair value modelled at €777,877 from 6 comparable sales in the area. Asking €1,300,000 sits €522,123 (67.1%) above — overpriced versus fair value.
Asking €1,300,000 versus the Belém, Lisbon, Lisbon area baseline of €828,400 (€5,051/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €828,400, adjusted for condition and micro-location, gives a modelled fair value of €777,877 (€4,743/m²), a €522,123 (67.1%) gap versus the €1,300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Belém · 190723 | Subject | €1,300,000 | €7,927 | — | 76 | 78 |
| avenida Marginal, 4 | Active | €1,375,000 | €8,185 | 3.3% | 85 | 74 |
| Alfragide · 6c7a91 | Active | €655,000 | €4,486 | 43.4% | 82 | 78 |
| Alfragide · 43920f | Active | €650,000 | €4,452 | 43.8% | 82 | 75 |
| estrada da Cruz, 21A | Active | €1,100,000 | €5,000 | 36.9% | 72 | 76 |
| Median comp | €877,500 | €4,743 | 40.2% | 82 | 76 |
Long-term rental The property is not an attractive option for long-term rental, given its overpriced listing which exceeds fair value by 67.1%. At a gross yield of only 2.8%, potential returns do not justify the significant premium. Family rental This 3-bed apartment is overpriced and presents a yield of just 2.8%, making it a less favorable choice for family rental purposes. Families may seek more competitively priced options that offer better value and yield. Buy-and-hold As a buy-and-hold investment, the property is overpriced with a valuation gap of 67.1%, leading to a less favorable long-term outlook. Investors might find better opportunities in the market that align more closely with fair value assessments.
Tenant turnover risk The tenant stability score of 70 indicates that there may be a significant likelihood of tenant turnover, which could impact rental income stability and require potential increased costs in finding new tenants, particularly in areas with an economic stability score of 80.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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