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 penthouse of 320 m² on the 3rd floor. Located on rua dos Cordoeiros a Pedrouços, 87C, Belém parish, Lisbon municipality, Lisbon district. This penthouse features a remarkable 130 m² private terrace with unobstructed river views, ideal for entertaining or relaxing in a luxurious outdoor setting.
The valuation. The asking price of €1,300,000 exceeds the fair value of €1,039,949 by €260,051 (25.0%), indicating the property is overpriced. This discrepancy suggests potential buyers should exercise caution and conduct further analysis before proceeding.
Fair value modelled at €1,039,949 from 6 comparable sales in the area. Asking €1,300,000 sits €260,051 (25.0%) above — overpriced versus fair value.
Asking €1,300,000 versus the rua dos Cordoeiros a Pedrouços, 87C area baseline of €952,718 (€2,977/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €952,718, adjusted for condition and micro-location, gives a modelled fair value of €1,039,949 (€3,250/m²), a €260,051 (25.0%) gap versus the €1,300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Cordoeiros a Pedrouços, 87C | Subject | €1,300,000 | €4,063 | — | 90 | 74 |
| alameda Alto dos Barronhos S / N | Active | €585,000 | €3,112 | 23.4% | 78 | 75 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 4a4292 | Active | €299,000 | €2,990 | 26.4% | 80 | 76 |
| rua Actriz Adelina Fernandes, 19 | Active | €800,000 | €3,077 | 24.3% | 75 | 76 |
| rua Artur Duarte, 3 | Active | €425,000 | €3,632 | 10.6% | 76 | 78 |
| Median comp | €505,000 | €3,095 | 23.8% | 77 | 76 |
Long-term rental Given the gross yield of 2.9%, this property is not positioned to provide substantial long-term rental returns, aligning poorly with investor expectations for profitability. Furthermore, with a fair value of €1,039,949 compared to the listing price of €1,300,000, the property is overpriced by 25.0%, which diminishes its attractiveness for long-term holds. Family rental While families may appreciate the spacious 320m² layout and good condition rating of 86/100, the significant price gap indicates that this property is not a financially sound option for family rentals. With a premium asking price of €1,300,000, the potential rental income is unlikely to justify the investment, especially given its overpriced status. Buy-and-hold Investors looking at buy-and-hold strategies may find the current listing price unsustainable, as the fair value of €1,039,949 reveals a considerable 25.0% overpricing. This scenario suggests a diminished potential for property appreciation in line with market trends, making it less appealing as a long-term investment prospect.
Economic Fluctuation Risk With an economic stability score of 75, there's a moderate risk of downturns that could affect tenant retention and rental income stability significantly if the local economy shifts negatively.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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