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.
2-bedroom, 2-bathroom house of 72 m², built in 1967, energy rating D. Located Belém parish, Lisbon municipality, Lisbon district. Noteworthy Feature: The versatile basement, filled with natural light and equipped with a full bathroom, offers ample space for a home office or recreational area, enhancing the property's functionality beyond standard living spaces.
The valuation. The asking price of €750,000 is significantly above the fair value of €440,526, representing an overvaluation of €309,474 (70.3%). This discrepancy indicates that the property is priced above its true market worth.
Fair value modelled at €440,526 from 6 comparable sales in the area. Asking €750,000 sits €309,474 (70.3%) above — overpriced versus fair value.
Asking €750,000 versus the Belém, Lisbon, Lisbon area baseline of €471,136 (€6,544/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 €471,136, adjusted for condition and micro-location, gives a modelled fair value of €440,526 (€6,118/m²), a €309,474 (70.3%) gap versus the €750,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Belém · 6272fa | Subject | €750,000 | €10,417 | — | 74 | 78 |
| rua José Calheiros, 10 | Active | €975,000 | €6,500 | 37.6% | 73 | 82 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 19f515 | Active | €438,000 | €5,475 | 47.4% | 85 | 78 |
| rua Álvaro Fernandes | Active | €2,800,000 | €9,825 | 5.7% | 85 | 76 |
| rua Paulo Duque, 21 | Active | €545,000 | €5,737 | 44.9% | — | 76 |
| Median comp | €760,000 | €6,119 | 41.3% | 85 | 77 |
Long-term rental The 2-bed house in Belém is presenting a significant gap of 70.3% compared to its fair value, leading to concerns over its pricing viability in the long-term rental market. With a low gross yield of 2.7%, this property does not provide an attractive investment opportunity for sustained rental income. Buy-and-hold Given that the listing price is 70.3% above fair value, this property appears overpriced for a buy-and-hold strategy, which typically seeks to benefit from stable long-term appreciation. Although Lisbon's economy is strong, the high acquisition cost raises doubts about future appreciation potential for this specific asset. Family rental The property's high listing price presents a significant barrier to entry for a family rental strategy, as it is overpriced at 70.3% above its fair value. While the neighbourhood is rated 78/100, the mismatch between price and value could hinder competitiveness in attracting long-term family tenants.
Tenant turnover risk There is a risk of increased tenant turnover given the tenant stability score of 70/100, which could lead to potential income loss and increased vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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