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 85 m² on the 1st floor, energy rating D. Located Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts two independent street-level entrances and expansive views of the Tagus River, providing a unique sense of privacy and outdoor connection in urban Lisbon.
The valuation. The asking price of €495,000 is significantly above the fair value of €446,074, resulting in a premium of €48,926 (11.0%). This indicates that the property is overpriced in the current market.
Fair value modelled at €446,074 from 5 comparable sales in the area. Asking €495,000 sits €48,926 (11.0%) above — overpriced versus fair value.
Asking €495,000 versus the Belém, Lisbon, Lisbon area baseline of €465,031 (€5,471/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €465,031, adjusted for condition and micro-location, gives a modelled fair value of €446,074 (€5,248/m²), a €48,926 (11.0%) gap versus the €495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Belém · 5da09a | Subject | €495,000 | €5,824 | — | 73 | 76 |
| rua Alexandre de Sá Pinto | Active | €395,000 | €5,985 | 2.8% | 78 | 75 |
| rua de Alcântara | Active | €690,000 | €5,565 | 4.4% | 74 | 83 |
| rua Antero de Quental | Active | €425,000 | €5,183 | 11.0% | 75 | 76 |
| rua das Galegas, 40 | Active | €315,000 | €3,938 | 32.4% | 70 | 78 |
| Median comp | €410,000 | €5,374 | 7.7% | 75 | 77 |
Long-term rental This 2-bed apartment in Belém is not ideal for long-term rental investments, as it is currently overpriced by 11.0% with a fair value of €446,074 compared to the listing price of €495,000. The gross yield of 3.3% does not justify the premium price, making it less attractive for long-term tenants seeking cost-effective options. Short-term vacation rental With a listing price of €495,000 that exceeds the fair value by 11.0%, this property is not well-positioned for short-term vacation rentals despite its reasonable condition and neighbourhood amenities. The yield of 3.3% further indicates that the pricing does not align with the expected return on investment for vacation rental operators. Buy-and-hold Investing in this property as a buy-and-hold strategy is hindered by its overpriced status, as the listing price reflects an 11.0% premium over its fair value of €446,074. While Belém offers a mixed-use setting, the current valuation diminishes the potential for beneficial long-term appreciation in this investment scenario.
Tenant turnover risk With a tenant stability score of 65/100, there is an elevated risk of increased turnover, which could lead to higher vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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