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 apartment of 142 m² on the 6th floor, energy rating B. Located on estrada da Cruz, 19, Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment features premium Miele kitchen appliances, and a sophisticated SMEG wine cooler with a capacity for 197 bottles, enhancing culinary and entertaining experiences.
The valuation. The asking price of €875,000 sits significantly above the fair value of €708,386, representing an overvaluation of €166,614 (23.5%). This suggests the property is overpriced compared to its market worth.
Fair value modelled at €708,386 from 6 comparable sales in the area. Asking €875,000 sits €166,614 (23.5%) above — overpriced versus fair value.
Asking €875,000 versus the estrada da Cruz, 19 area baseline of €698,916 (€4,922/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €698,916, adjusted for condition and micro-location, gives a modelled fair value of €708,386 (€4,989/m²), a €166,614 (23.5%) gap versus the €875,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada da Cruz, 19 | Subject | €875,000 | €6,162 | — | 82 | 75 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · f14c94 | Active | €575,000 | €5,227 | 15.2% | 80 | 72 |
| calçada da Ajuda | Active | €685,000 | €6,227 | 1.1% | 73 | 80 |
| rua Major Afonso Palla, 27 | Active | €475,000 | €4,750 | 22.9% | 76 | 81 |
| estrada de Alfragide, 43 | Active | €415,000 | €3,915 | 36.5% | 80 | 84 |
| Median comp | €525,000 | €4,989 | 19.0% | 78 | 81 |
Long-term rental The property is overpriced by 23.5%, with a fair value of €708,386 compared to its listing price of €875,000, making it less attractive for cash flow purposes. Additionally, the gross yield of 2.6% indicates lower returns that may not justify the high cost, especially given the suburban character of the location. Buy-and-hold Investing in this property may not yield the expected financial benefits, as it is overpriced at €875,000 against a fair valuation of €708,386, creating a significant gap of 23.5%. The lower quality score of the neighborhood and property condition further complicates the potential for long-term appreciation. Family rental Although the apartment is large enough for family rentals, its listing price of €875,000 exceeds the fair value of €708,386 by 23.5%, creating affordability challenges for potential tenants. Combined with the modest gross yield of 2.6%, this property currently does not present a compelling case for family rental investment.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of turnover, which could lead to increased vacancy rates and costs associated with finding new tenants.
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