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, 4-bathroom apartment of 176 m², built in 2000, energy rating D. Located Belém parish, Lisbon municipality, Lisbon district. This property features a fireplace in the living room and an independent pantry in the kitchen, enhancing both comfort and functionality for daily living.
The valuation. The asking price of €1,250,000 is significantly higher than the fair value of €991,873, indicating an overpriced property by €258,127 (26.0%). Buy-to-flip angle. A buy-to-flip strategy may not be ideal here due to the inflated purchase price, which limits potential profit margins on resale. Buy-to-let angle. The estimated gross yield of 2.5% provides limited rental income potential, at around €2,604 per month, making it a less attractive buy-to-let option.
Fair value modelled at €991,873 from 6 comparable sales in the area. Asking €1,250,000 sits €258,127 (26.0%) above — overpriced versus fair value.
Asking €1,250,000 versus the Belém, Lisbon, Lisbon area baseline of €1,006,959 (€5,721/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €1,006,959, adjusted for condition and micro-location, gives a modelled fair value of €991,873 (€5,636/m²), a €258,127 (26.0%) gap versus the €1,250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Belém · 831858 | Subject | €1,250,000 | €7,102 | — | 74 | 77 |
| estrada da Cruz, 21A | Active | €1,100,000 | €5,000 | 29.6% | 72 | 76 |
| rua Luís Braille, 11 | Active | €1,690,000 | €7,348 | 3.5% | 80 | 81 |
| Alfragide · 190916 | Active | €650,000 | €4,643 | 34.6% | 75 | 78 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · a8ed7a | Active | €1,490,000 | €7,450 | 4.9% | 82 | 69 |
| Median comp | €1,295,000 | €6,174 | 13.1% | 78 | 77 |
Long-term rental This 4-bed apartment in Belém is currently priced at €1,250,000, which is 26.0% above its fair value of €991,873, indicating that the property is overpriced. With a gross yield of only 2.5%, the financial return for a long-term rental strategy may not justify the elevated purchase price. Buy-and-hold While Belém offers some attractive aspects, the current listing price of €1,250,000 is 26.0% higher than the fair value of €991,873, rendering it overpriced. The projected low yield of 2.5% suggests that holding this property for long-term appreciation might not deliver the expected investment returns. Family rental The asking price of €1,250,000 for this Belém apartment exceeds the fair value by 26.0%, making it overpriced in the current market. The yield remains low at 2.5%, potentially limiting its attractiveness as a viable option for family rentals seeking substantial returns.
Tenant turnover risk High tenant turnover could be a concern, given a tenant stability score of 75/100, indicating potential challenges in maintaining long-term occupancy.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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