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.
3-bedroom, 2-bathroom apartment of 100 m² on the 4th floor, energy rating B. Located on rua Rodrigues Cabrilho, 4, Belém parish, Lisbon municipality, Lisbon district. This apartment features well-preserved original wooden floorboards and includes two outdoor balconies that enhance the living space with ample natural light and fresh air.
The valuation. The asking price of €660,000 is significantly above the fair value of €459,405, representing a disparity of €200,595 or 43.7%. With the property being overpriced, potential investors should exercise caution when considering this listing.
Fair value modelled at €459,405 from 6 comparable sales in the area. Asking €660,000 sits €200,595 (43.7%) above — overpriced versus fair value.
Asking €660,000 versus the rua Rodrigues Cabrilho, 4 area baseline of €540,591 (€5,406/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 58/100 is below the parish average, reducing 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 €540,591, adjusted for condition and micro-location, gives a modelled fair value of €459,405 (€4,594/m²), a €200,595 (43.7%) gap versus the €660,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Rodrigues Cabrilho, 4 | Subject | €660,000 | €6,600 | — | 60 | 79 |
| rua Fernanda Machado, 5 | Active | €630,000 | €4,599 | 30.3% | 74 | 81 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 957004 | Active | €648,000 | €3,951 | 40.1% | 75 | 70 |
| travessa Paulo Martins, 27 | Active | €1,350,000 | €7,459 | 13.0% | — | 74 |
| rua de Ceuta, 12 | Active | €615,000 | €4,590 | 30.5% | 64 | 80 |
| Median comp | €639,000 | €4,595 | 30.4% | 74 | 77 |
Long-term rental This property, listed at €660,000 with a fair value of €459,405, is overpriced by 43.7%. With a gross yield of only 2.8%, the return on investment does not merit the high asking price in the current market. Family rental While the property is situated in a suburban area with a decent neighbourhood rating of 79/100, the high price renders it less attractive for family rentals. Families typically seek affordability alongside comfort, making this property a less ideal choice given its current cost. Buy-and-hold The significant gap between the listing price and fair value indicates that this investment is unlikely to yield favorable long-term returns. The property’s current state, rated 58/100, further complicates its suitability for a buy-and-hold strategy, as ongoing maintenance costs may detract from profitability.
Economic downturn vulnerability The property may face increased financial risk in the event of an economic downturn, given its economic stability score of 85/100 and tenant stability score of 75/100, indicating reliance on a moderately stable rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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