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.
1-bedroom, 1-bathroom apartment of 55 m², built in 1988, energy rating C. Located on rua Sara Afonso, 5, Belém parish, Lisbon municipality, Lisbon district. Noteworthy Feature: The apartment boasts a pleasant balcony with an unobstructed view, enhancing outdoor enjoyment in a serene residential area of Caselas, Lisbon.
The valuation. The asking price of €289,000 exceeds the fair value of €221,782 by €67,218, representing a 30.3% overvaluation. This indicates that the property is overpriced and does not present a favorable investment opportunity at its current listing.
Fair value modelled at €221,782 from 6 comparable sales in the area. Asking €289,000 sits €67,218 (30.3%) above — overpriced versus fair value.
Asking €289,000 versus the rua Sara Afonso, 5 area baseline of €286,349 (€5,206/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 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 €286,349, adjusted for condition and micro-location, gives a modelled fair value of €221,782 (€4,032/m²), a €67,218 (30.3%) gap versus the €289,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Sara Afonso, 5 | Subject | €289,000 | €5,255 | — | 58 | 78 |
| rua Bernardino de Oliveira, 15 | Active | €225,000 | €3,879 | 26.2% | 62 | 80 |
| rua do Guarda-Jóias, 34 | Active | €399,000 | €4,694 | 10.7% | 60 | 83 |
| rua Santa Teresa do Menino Jesus | Active | €259,500 | €4,185 | 20.3% | 45 | 78 |
| rua Alexandre de Gusmão, 4 | Active | €155,000 | €2,981 | 43.3% | — | 75 |
| Median comp | €242,250 | €4,032 | 23.3% | 60 | 79 |
Long-term rental The property is overpriced at €289,000 compared to its fair value of €221,782, reflecting a notable gap of 30.3%. With a gross yield of 4.6% and a fair neighborhood rating of 78/100, investors might find limited appeal in this investment despite the positive location context. Family rental Given its high listing price and the valuation suggesting it is overpriced, the property may not attract family renters seeking value for money. Although the neighborhood scores well, families may prefer options that offer better returns considering the €289,000 price point. Buy-and-hold This investment strategy seems less optimal due to the property's overpriced status, being listed at €289,000 while the fair value is set at €221,782. Long-term gains could be insufficient, especially with a gross yield of only 4.6% against such a high entry price into the market.
Economic Dependence Risk: With an economic stability score of 80/100, any adverse changes in the local economy could significantly impact tenant retention, particularly with a tenant stability score of only 70/100 indicating potential turnover risks.
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