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, 2-bathroom apartment of 94 m², energy rating A. Located on estrada da Cruz S / N, Belém parish, Lisbon municipality, Lisbon district. This apartment features a dedicated parking space with an electric vehicle charger, enhancing convenience and eco-friendliness in a prestigious urban location.
The valuation. The asking price of €717,000 stands significantly above the fair value of €544,484, indicating an overvalued property by €172,516 (31.7%). This disparity suggests a lack of investment appeal based on current market conditions.
Fair value modelled at €544,484 from 6 comparable sales in the area. Asking €717,000 sits €172,516 (31.7%) above — overpriced versus fair value.
Asking €717,000 versus the estrada da Cruz S / N area baseline of €538,977 (€5,734/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €538,977, adjusted for condition and micro-location, gives a modelled fair value of €544,484 (€5,792/m²), a €172,516 (31.7%) gap versus the €717,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada da Cruz S / N | Subject | €717,000 | €7,628 | — | 75 | 80 |
| rua Rodrigo Albuquerque e Melo, 20 | Active | €630,000 | €5,676 | 25.6% | 78 | 77 |
| travessa da Horta Navia, 6 | Active | €798,000 | €5,356 | 29.8% | 72 | 83 |
| rua de Pedrouços S / N | Active | €1,450,000 | €6,971 | 8.6% | 80 | 70 |
| avenida das Laranjeiras, 36 | Active | €520,000 | €4,333 | 43.2% | 72 | 69 |
| Median comp | €714,000 | €5,516 | 27.7% | 75 | 74 |
Long-term rental The property’s listing price of €717,000 represents a 31.7% gap from its fair value of €544,484, indicating that it is overpriced. With a gross yield of only 2.5%, investors may find it challenging to achieve adequate returns in the current market environment. Family rental The apartment’s fair value of €544,484 suggests that the asking price of €717,000 does not align with expected rental income potential, placing it above market norms. The area has good transit connections and housing demand, but the rental yield of 2.5% may not appeal to families looking for value. Buy-and-hold With a property priced at €717,000, which is notably above its fair value, investors may face long-term challenges in capital appreciation. The overall condition rating of 79/100 in a stable neighborhood does not justify such a high price, potentially limiting future profitability for buy-and-hold strategies.
Tenant turnover risk With a tenant stability score of 70/100, there is a significant risk of higher turnover rates that could lead to increased vacancy and costs associated with re-letting the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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