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, energy rating C. Located Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts a private balcony with unobstructed river views and is equipped with premium Bosch appliances in the modern kitchen, enhancing both luxury and functionality.
The valuation. The asking price of €585,000 exceeds the fair value of €472,500 by €112,500 (23.8%). This property is classified as overpriced and fails to represent a valuable investment opportunity.
Fair value modelled at €472,500 from 4 comparable sales in the area. Asking €585,000 sits €112,500 (23.8%) above — overpriced versus fair value.
Asking €585,000 versus the Belém, Lisbon, Lisbon area baseline of €429,052 (€6,129/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 €429,052, adjusted for condition and micro-location, gives a modelled fair value of €472,500 (€6,750/m²), a €112,500 (23.8%) gap versus the €585,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Belém · a80a9c | Subject | €585,000 | €8,357 | — | 82 | 73 |
| 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 current asking price of €585,000 represents a significant premium of 23.8% over the estimated fair value of €472,500, indicating that the property is overpriced. With a gross yield of just 2.7%, prospective investors may find it challenging to achieve satisfactory returns in the long term. Family rental At €585,000, this 2-bed apartment is priced well above its fair value of €472,500, making it an overpriced option for family rentals. Though the property enjoys a decent condition rating of 85/100, the renting yield of 2.7% raises concerns about profitability for families seeking rental accommodations. Buy-and-hold With a listing price of €585,000 surpassing the fair value of €472,500, this apartment is overpriced for a buy-and-hold investment strategy. The low gross yield of 2.7% raises questions about the long-term capital appreciation potential in an already elevated market condition.
Tenant turnover risk With a tenant stability score of 65/100, there's a significant chance of increased vacancy and turnover, leading to potential disruptions in cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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