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, 1-bathroom apartment of 118 m², energy rating C. Located on rua de Pedrouços, Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a generous 40m² terrace that serves as a tranquil outdoor extension, perfect for relaxation and entertaining amidst Lisbon's vibrant atmosphere. Condition: This well-maintained property features high-quality finishes, emphasizing modern design and abundant natural light throughout its thoughtful layout.
The valuation. The asking price of €725,000 is significantly above the fair value of €582,479, representing an overvaluation of €142,521 (24.5%). This property is priced well beyond its market worth. Buy-to-flip angle. A wholesale strategy for this apartment may not yield substantial profits due to its overvaluation; potential buyers would need to invest heavily to realize any equity. Buy-to-let angle. With an estimated gross yield of 3.2% and a rental income of approximately €1,933 per month, this property could serve as a long-term family rental, benefiting from Lisbon's economic demand.
Fair value modelled at €582,479 from 6 comparable sales in the area. Asking €725,000 sits €142,521 (24.5%) above — overpriced versus fair value.
Asking €725,000 versus the rua de Pedrouços area baseline of €610,107 (€5,170/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 €610,107, adjusted for condition and micro-location, gives a modelled fair value of €582,479 (€4,936/m²), a €142,521 (24.5%) gap versus the €725,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Pedrouços | Subject | €725,000 | €6,144 | — | 72 | 77 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 4681e9 | Active | €389,000 | €5,118 | 16.7% | 73 | 74 |
| estrada das Biscoiteiras | Active | €460,000 | €4,742 | 22.8% | 75 | 79 |
| rua Frei Bartolomeu dos Mártires, 7, 1º | Active | €359,000 | €5,358 | 12.8% | 72 | 76 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · ac9948 | Active | €420,000 | €6,269 | 2.0% | 72 | 74 |
| Median comp | €404,500 | €5,238 | 14.7% | 73 | 75 |
Long-term rental This property, with a fair value of €582,479, is overpriced at €725,000, creating a 24.5% gap that challenges its investment potential. A gross yield of 3.2% suggests limited financial upside, and the market conditions may not support sustained rental demand at this price point. Family rental While the property benefits from proximity to Lisbon's amenities, its valuation is excessive, so potential family tenants may be deterred by the higher rent compared to market standards. The decent condition and neighborhood scores support a lifestyle appeal, but the pricing undermines overall attractiveness for family living. Buy-and-hold With this apartment priced significantly above its fair value, holding it long-term may not yield the anticipated appreciation or cash flow benefits. The mixed conditions of the property and local market dynamics point toward a slow return on investment, advising caution for long-term holding at this price. Short-term rental Given the property’s current pricing and yield, it is not positioned well for short-term rental success, where competitive pricing is key. The location's suburban nature may also deter the typical tourist demographic who seeks more vibrant city center accommodations. Luxury market As the apartment is overpriced relative to its fair value, it fails to align with the expectations of the luxury market, which demands exceptional value and premium pricing. The combination of condition and location does not support a luxury classification, thereby reducing its appeal to affluent buyers.
Economic volatility risk The economic stability score of 80 indicates a moderately stable environment, which may pose risks if economic conditions change, while a tenant stability score of 75 suggests potential fluctuations in tenant occupancy and income.
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