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.
6-bedroom, 6-bathroom villa of 660 m², built in 1966, energy rating E. Located Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: This villa features a blend of vintage architectural details with modern accents, alongside a generous garden creating a tranquil escape amidst city life.
The valuation. The asking price of €8,500,000 sits significantly above fair value at €5,477,083, resulting in an excessive premium of €3,022,917 (55.2%). Verdict: overpriced.
Fair value modelled at €5,477,083 from 6 comparable sales in the area. Asking €8,500,000 sits €3,022,917 (55.2%) above — overpriced versus fair value.
Asking €8,500,000 versus the Belém, Lisbon, Lisbon area baseline of €5,456,526 (€8,267/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 is below the parish average, reducing 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 €5,456,526, adjusted for condition and micro-location, gives a modelled fair value of €5,477,083 (€8,299/m²), a €3,022,917 (55.2%) gap versus the €8,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Belém · 3a734b | Subject | €8,500,000 | €12,879 | — | 65 | 83 |
| avenida Torre de Belém | Active | €6,000,000 | €8,333 | 35.3% | 65 | 80 |
| Estrela · 4bc2e0 | Active | €1,290,000 | €4,886 | 62.1% | 60 | 78 |
| avenida da Torre de Belém, 15 | Active | €5,950,000 | €8,264 | 35.8% | 75 | 78 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 1e669a | Active | €4,900,000 | €29,167 | 126.5% | 75 | 70 |
| Median comp | €5,425,000 | €8,299 | 35.6% | 70 | 78 |
Long-term rental The current asking price of €8,500,000 for the villa represents a significant 55.2% premium over its fair value of €5,477,083, suggesting that long-term rental investment will yield limited returns. At a gross yield of just 1.5%, the property is not positioned to provide a strong financial advantage in the long-term rental market. Family rental With its large size and good access to local schools in a suburban area of Lisbon, the property may attract families; however, the 55.2% gap from fair value indicates a steep entry cost. The gross rental yield of 1.5% does not justify the high investment, making it a less attractive option for family rentals. Buy-and-hold Though the neighbourhood is rated well with a score of 83/100, the excessive 55.2% premium over fair value diminishes the potential for a profitable buy-and-hold strategy in the long run. Given the gross yield of only 1.5%, this investment poses a challenge for long-term wealth accumulation without significant appreciation prospects.
Economic vulnerability With an economic stability score of 80/100 and a tenant stability score of 80/100, there remains a moderate risk if economic shifts occur, potentially impacting rental income and hindering tenant retention due to market fluctuations.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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