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 penthouse of 205 m² on the 12th floor, energy rating D. Located on avenida Doutor Mário Moutinho, Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: The penthouse offers a spacious 25 m² balcony ideal for outdoor entertaining, and residents can enjoy exclusive access to a panoramic common terrace with breathtaking 360° views over Lisbon and the Tagus River.
The valuation. The asking price is set at €1,190,000, which exceeds the fair value of €1,107,948 by €82,052 (7.4%). This pricing is aligned with a fair market position. Buy-to-flip angle. The strategy involves a targeted resale after renovations to capitalize on rising demand in the vicinity for penthouses. A quick turnaround can maximize ROI based on the current appreciation trends. Buy-to-let angle. With a projected gross yield of 3.2%, the property presents a stable long-term rental option generating approximately €3,173 monthly. Its family-friendly location ensures consistent rental demand, appealing to long-term tenants.
Fair value modelled at €1,107,948 from 5 comparable sales in the area. Asking €1,190,000 sits €82,052 (7.4%) above — overpriced versus fair value.
Asking €1,190,000 versus the avenida Doutor Mário Moutinho area baseline of €1,189,707 (€5,803/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 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 €1,189,707, adjusted for condition and micro-location, gives a modelled fair value of €1,107,948 (€5,405/m²), a €82,052 (7.4%) gap versus the €1,190,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Doutor Mário Moutinho | Subject | €1,190,000 | €5,805 | — | 72 | 76 |
| avenida das Túlipas, 19 | Active | €935,000 | €5,405 | 6.9% | 70 | 75 |
| avenida Duque Loulé, 22A | Active | €880,000 | €5,946 | 2.4% | 72 | 78 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · dc13ae | Active | €935,000 | €5,405 | 6.9% | 73 | 69 |
| avenida Doutor Mário Moutinho | Active | €1,140,000 | €4,471 | 23.0% | 68 | 75 |
| Median comp | €935,000 | €5,405 | 6.9% | 71 | 75 |
Long-term rental The 4-bed penthouse in Belém presents a slightly elevated price point with a fair value of €1,107,948 and a 7.4% gap from the listing price of €1,190,000. Given the strong tenant quality and family-friendly neighbourhood, the property can still provide a consistent rental income despite its fair valuation. Family rental With its spacious 205m² layout and attractive amenities for families, this penthouse in Belém holds appeal for long-term family rentals. Although assessed as fairly priced, the property's features align well with the demands of families seeking quality living space in a conducive environment. Buy-and-hold This property in Belém is suitable for a buy-and-hold strategy due to its potential for steady appreciation in a supportive suburban market. While currently assessed at fair value, its desirable location and solid condition make it a viable long-term investment opportunity, capturing ongoing demand in the area.
Potential Economic Decline With an economic stability score of 75/100 and a tenant stability score of 70/100, there is a risk of reduced demand for rental properties if economic conditions worsen, impacting rental income and property value.
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