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 93 m² on the 3rd floor. Located Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes three glass-enclosed balconies that enhance the living experience with panoramic views of Lisbon's historic rooftops and the Tagus River. Private Parking: Two dedicated parking spaces in a coveted location add significant value and convenience.
The valuation. The asking price of €850,000 is significantly above the fair value of €513,185, indicating an overpricing of €336,815 (65.6%). The property cannot be considered a good investment under these conditions.
Fair value modelled at €513,185 from 6 comparable sales in the area. Asking €850,000 sits €336,815 (65.6%) above — overpriced versus fair value.
Asking €850,000 versus the Belém, Lisbon, Lisbon area baseline of €465,779 (€5,008/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 is above the parish average, lifting 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 €465,779, adjusted for condition and micro-location, gives a modelled fair value of €513,185 (€5,518/m²), a €336,815 (65.6%) gap versus the €850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Belém · e834f5 | Subject | €850,000 | €9,140 | — | 75 | 77 |
| rua Joaquim Casimiro S / N | Active | €465,000 | €5,602 | 38.7% | 75 | 78 |
| praceta Torres do Restelo | Active | €1,550,000 | €4,559 | 50.1% | 75 | 81 |
| avenida Calouste Gulbenkian, 2 | Active | €930,000 | €6,889 | 24.6% | 83 | 82 |
| Alcântara · 9375d9 | Active | €538,000 | €7,079 | 22.5% | 78 | 80 |
| Median comp | €734,000 | €6,246 | 31.7% | 77 | 81 |
Long-term rental The 2-bed apartment in Belém, listed at €850,000, presents a significant pricing gap of 65.6% from its fair value of €513,185, indicating it is overpriced. With a gross yield of only 2%, this property does not offer attractive long-term rental returns, making it a less favorable investment option. Family rental Given the 65.6% gap between the listing price and fair value, this 2-bed apartment can be considered overpriced at €850,000. The yield of 2% gross suggests limited profitability for family rentals, where demand for affordable housing is expected to rise but is not reflected in this pricing. Buy-and-hold At a listing price of €850,000, which is 65.6% above the estimated fair value of €513,185, this property is notably overpriced for a buy-and-hold strategy. The low gross yield of 2% indicates that holding this asset may not yield sufficient returns over time, undermining long-term investment viability.
Tenant turnover risk High tenant turnover is a concern with a Tenant Stability score of 70/100, indicating potential instability in rental income.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Sign in to buy the report or use a credit
