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 on escadinhas do Alto do Restelo, 2, Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes a spacious living area with a fireplace and a dedicated pantry in the kitchen, enhancing both comfort and functionality for family living.
The valuation. The asking price of €1,250,000 exceeds the fair value of €1,026,667 by €223,333 (21.8%), indicating that the property is overpriced. Buy-to-flip angle. With a focus on high-quality finishes and a desirable location, the property could potentially be renovated and resold for a profit to buyers seeking modern amenities. Buy-to-let angle. The estimated rental income of €2,604/month yields a gross return of 2.5%, appealing to long-term tenants attracted to suburban living with proximity to Lisbon's amenities.
Fair value modelled at €1,026,667 from 5 comparable sales in the area. Asking €1,250,000 sits €223,333 (21.8%) above — overpriced versus fair value.
Asking €1,250,000 versus the escadinhas do Alto do Restelo, 2 area baseline of €1,029,531 (€5,850/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 is above the parish average, lifting 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 €1,029,531, adjusted for condition and micro-location, gives a modelled fair value of €1,026,667 (€5,833/m²), a €223,333 (21.8%) gap versus the €1,250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| escadinhas do Alto do Restelo, 2 | Subject | €1,250,000 | €7,102 | — | 75 | 75 |
| estrada da Cruz, 21A | Active | €1,100,000 | €5,000 | 29.6% | 72 | 76 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · a8ed7a | Active | €1,490,000 | €7,450 | 4.9% | 82 | 69 |
| Belém · 937619 | Active | €1,490,000 | €5,438 | 23.4% | 80 | 78 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 1907c7 | Active | €945,000 | €5,833 | 17.9% | 74 | 69 |
| Median comp | €1,295,000 | €5,636 | 20.7% | 77 | 73 |
Long-term rental The property is overpriced by 21.8%, presenting a challenge for sustainable cash flow with a gross yield of only 2.5%. Its suburban characteristics may deter some potential long-term tenants seeking more desirable urban amenities. Buy-and-hold Given the 21.8% gap from fair value, investing in this property as a buy-and-hold strategy risks long-term capital depreciation. The average condition score of 78/100 suggests the need for potential renovations that can further impact overall investment returns. Family rental Despite its spacious layout ideal for family rental, the property's 21.8% overpricing compared to fair value makes it a less attractive investment. The neighborhood's overall score of 75/100 indicates some limitations in amenities that families may prioritize, making it difficult to command higher rents.
Tenant turnover risk The tenant stability score of 70/100 indicates a potential for higher tenant turnover, which could lead to increased vacancy rates and associated costs, impacting overall rental income.
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