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. The apartment features a functional layout enhanced by a private gross area of 176 m², along with a balcony that adds outdoor space for relaxation.
The valuation. The asking price of €1,250,000 is €298,786 (31.4%) above the fair value of €951,214, indicating that the property is overpriced. This discrepancy should be considered when evaluating investment potential.
Fair value modelled at €951,214 from 5 comparable sales in the area. Asking €1,250,000 sits €298,786 (31.4%) above — overpriced versus fair value.
Asking €1,250,000 versus the Belém, Lisbon, Lisbon area baseline of €1,045,850 (€5,942/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 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 €1,045,850, adjusted for condition and micro-location, gives a modelled fair value of €951,214 (€5,405/m²), a €298,786 (31.4%) gap versus the €1,250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Belém · a802ae | Subject | €1,250,000 | €7,102 | — | 65 | 80 |
| estrada da Cruz, 21A | Active | €1,100,000 | €5,000 | 29.6% | 72 | 76 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · dc13ae | Active | €935,000 | €5,405 | 23.9% | 73 | 69 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 1907c7 | Active | €945,000 | €5,833 | 17.9% | 74 | 69 |
| rua da Praia de Pedrouços | Active | €1,100,000 | €8,148 | 14.7% | 74 | 75 |
| Median comp | €1,022,500 | €5,619 | 20.9% | 74 | 72 |
Long-term rental This property, listed at €1,250,000, is significantly overpriced compared to its fair value of €951,214, which represents a 31.4% premium. With a low gross yield of 2.5% and a condition score of 66/100, it may not be the best choice for long-term investors seeking strong returns. Family rental Priced at €1,250,000, this apartment exceeds its fair market value by 31.4%, suggesting it is overpriced for family rental purposes. While the neighborhood score of 80/100 indicates a desirable area, the yielding potential of 2.5% does not align with optimal family rental viability. Buy-and-hold At €1,250,000, the property showcases a considerable gap compared to its fair value of €951,214, making it overpriced for a buy-and-hold strategy. Despite the decent condition rating of 66/100, the paltry 2.5% yield may hinder long-term capital appreciation in comparison to the initial investment. Not ideal for short-term vacation rental Given its overpriced nature at €1,250,000, the property is not suitable for short-term vacation rentals, where competitiveness typically demands better pricing. Furthermore, the relative yield of 2.5% fails to satisfy the profitable margins usually pursued in vacation rental markets. Not ideal for luxury market With a listing price of €1,250,000 that places it 31.4% above fair value, this apartment reflects an unattractive entry into the luxury market. Its average condition and limited yield further exclude it from appealing to high-end buyers seeking a value-driven investment.
Tenant turnover risk: With a tenant stability score of 70/100, there is a moderate risk of increased turnover, potentially impacting rental income and overall profitability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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