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, 1-bathroom apartment of 60 m² on the 2nd floor, built in 1969. Located on rua das Pedreiras, Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: This 2-bedroom apartment features enclosed balconies that enhance living space, while its dual solar exposure maximizes natural light throughout the day.
The valuation. The asking price of €395,000 exceeds the fair value of €310,301 by €84,699, reflecting an overpricing of 27.3%. This suggests that potential buyers should approach this property with caution due to the inflated asking price.
Fair value modelled at €310,301 from 6 comparable sales in the area. Asking €395,000 sits €84,699 (27.3%) above — overpriced versus fair value.
Asking €395,000 versus the rua das Pedreiras area baseline of €331,480 (€5,525/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €331,480, adjusted for condition and micro-location, gives a modelled fair value of €310,301 (€5,172/m²), a €84,699 (27.3%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Pedreiras | Subject | €395,000 | €6,583 | — | 60 | 80 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 3a7071 | Active | €388,000 | €5,105 | 22.5% | 65 | 70 |
| avenida Carolina Michaelis | Active | €450,000 | €5,000 | 24.1% | — | 76 |
| rua da Eira | Active | €349,000 | €4,847 | 26.4% | 63 | 60 |
| rua Doutor Manuel de Arriaga | Active | €330,000 | €5,238 | 20.4% | 62 | 74 |
| Median comp | €368,500 | €5,053 | 23.3% | 63 | 72 |
Long-term rental The 2-bed apartment in Belém is currently listed at €395,000, which is 27.3% above its fair value of €310,301, indicating that the property is overpriced. With a gross yield of 3.9% and a neighborhood score of 80/100, the investment potential may not justify this elevated price in the long-term rental market. Family rental Given the spacious layout and neighborhood safety, this apartment seems well-suited for families; however, its listing price exceeds fair market value at €395,000 versus a fair value of €310,301. Thus, while the area provides accessibility and amenities, the current price diminishes its attractiveness as a family rental investment. Buy-and-hold While the Belém property benefits from a solid neighborhood rating and proximity to Lisbon’s amenities, its price of €395,000 significantly outstrips the fair valuation of €310,301, making it overpriced. The anticipated appreciation in value, paired with a gross yield of 3.9%, does little to mitigate the negative impact of the high entry price on a buy-and-hold strategy.
Tenant turnover risk High tenant turnover could be a concern given the tenant stability score of 80/100, potentially impacting 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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