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 70 m² on the 3rd floor, energy rating C. Located Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment features a balcony offering front and side views of the Tagus River, enhancing its outdoor living experience and scenic ambiance.
The valuation. The asking price of €585,000 is significantly above the fair value of €464,800, representing an overpricing of €120,200 or 25.9%. This premium suggests that potential buyers will need to justify the high price point in a competitive market.
Fair value modelled at €464,800 from 5 comparable sales in the area. Asking €585,000 sits €120,200 (25.9%) above — overpriced versus fair value.
Asking €585,000 versus the Belém, Lisbon, Lisbon area baseline of €420,237 (€6,003/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €420,237, adjusted for condition and micro-location, gives a modelled fair value of €464,800 (€6,640/m²), a €120,200 (25.9%) gap versus the €585,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Belém · a80439 | Subject | €585,000 | €8,357 | — | 85 | 79 |
| rua da Indústria, 89 | Active | €445,000 | €5,057 | 39.5% | 75 | 78 |
| Alcântara · 627038 | Active | €387,000 | €7,740 | 7.4% | 80 | 79 |
| Ajuda · 86ca1e | Active | €398,000 | €6,633 | 20.6% | 78 | 82 |
| travessa Vitorino de Freitas S / N | Active | €412,000 | €6,867 | 17.8% | 80 | 74 |
| Median comp | €405,000 | €6,750 | 19.2% | 79 | 79 |
Long-term rental The property's current listing price of €585,000 represents a significant 25.9% gap from its fair value of €464,800, indicating that it is overpriced. With a gross yield of only 2.5% and a neighborhood rating of 79/100, the investment may yield limited returns over an extended rental period. Buy-and-hold Given the €585,000 price tag, which exceeds the fair value of €464,800 by 25.9%, this property is positioned as overpriced in the current market. The potential for appreciation in value does not compensate for the high entry cost, reducing the attractiveness of a buy-and-hold strategy. Family rental Priced at €585,000, the apartment is 25.9% above its fair market value of €464,800, making it more expensive than it should be for family rental purposes. While the neighborhood offers satisfactory amenities and tenant quality, the inflated purchase price undermines the viability of renting to families seeking affordable housing options.
Potential Economic Decline The economic stability score of 78/100 indicates that while the economy is relatively stable, it could be vulnerable to downturns affecting property values and rental income stability.
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