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.
1-bedroom, 1-bathroom apartment of 33 m² on the 1st floor, built in 1965, energy rating D. Located on rua do Jardim Botânico, Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment is fully remodeled and includes a Local Accommodation license, allowing for lucrative short-term rental opportunities in a prime location near the Ajuda Botanical Garden.
The valuation. The asking price of €210,000 is €21,821 (11.6%) above the fair value of €188,179, indicating that the property is overpriced. This reflects an inflated market expectation compared to its actual worth.
Fair value modelled at €188,179 from 6 comparable sales in the area. Asking €210,000 sits €21,821 (11.6%) above — overpriced versus fair value.
Asking €210,000 versus the rua do Jardim Botânico area baseline of €209,856 (€6,359/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €209,856, adjusted for condition and micro-location, gives a modelled fair value of €188,179 (€5,702/m²), a €21,821 (11.6%) gap versus the €210,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Jardim Botânico | Subject | €210,000 | €6,364 | — | 68 | 74 |
| Caparica e Trafaria · b32872 | Active | €251,800 | €3,597 | 43.5% | 68 | 69 |
| rua Sacadura Cabral, 11 | Active | €280,000 | €5,833 | 8.3% | 55 | 72 |
| rua Mata de São Mateus, 13 | Active | €360,000 | €6,000 | 5.7% | 65 | 74 |
| rua General Humberto Delgado, 12-3 | Active | €359,000 | €5,129 | 19.4% | 72 | 74 |
| Median comp | €319,500 | €5,481 | 13.9% | 67 | 73 |
Long-term rental Despite the suburban Lisbon area being relatively stable, this 1-bed apartment at €210,000 is priced above its fair value of €188,179, making it a less attractive long-term rental investment. The 5% gross yield does not sufficiently justify the 11.6% gap from fair market pricing, indicating a potential for lower returns. Family rental While the property's decent neighborhood score of 74/100 suggests some appeal for families, the price point of €210,000 remains excessive against its fair value of €188,179. This significant price mark-up could limit demand from family renters looking for more affordable options in the area. Buy-and-hold Holding onto this property may not yield the desired investment returns due to its current oversaturation at a listing price of €210,000 versus a fair value of €188,179. The growth potential for a buy-and-hold strategy diminishes as the property is already overpriced by 11.6%, potentially impacting long-term capital appreciation.
Economic Shift Risk A significant downturn could impact the economic stability score of 80/100, potentially leading to reduced tenant retention due to the tenant stability score of 75/100, reflecting a moderate risk of increased vacancies.
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