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.
4-bedroom, 4-bathroom apartment of 277 m² on the 8th floor, built in 2009, energy rating B. Located on rua Belém, 8, Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts direct access to a panoramic roof terrace with two rooftop pools and 360-degree views, enhancing the luxurious living experience in Belém.
The valuation. The asking price of €2,550,000 is significantly above the fair value estimate of €2,100,885, resulting in an overvaluation of €449,115 (21.4%). This indicates that the property is overpriced and may not yield a favorable return on investment.
Fair value modelled at €2,100,885 from 6 comparable sales in the area. Asking €2,550,000 sits €449,115 (21.4%) above — overpriced versus fair value.
Asking €2,550,000 versus the rua Belém, 8 area baseline of €2,077,542 (€7,500/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €2,077,542, adjusted for condition and micro-location, gives a modelled fair value of €2,100,885 (€7,584/m²), a €449,115 (21.4%) gap versus the €2,550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Belém, 8 | Subject | €2,550,000 | €9,206 | — | 91 | 75 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 43915a | Active | €1,650,000 | €7,710 | 16.2% | 74 | 71 |
| rua Gregório Lopes | Active | €1,650,000 | €5,464 | 40.7% | 78 | 68 |
| travessa Paulo Martins, 27 | Active | €1,350,000 | €7,459 | 19.0% | — | 74 |
| rua Amadeu de Sousa Cardoso | Active | €1,545,000 | €8,583 | 6.8% | 80 | 79 |
| Median comp | €1,597,500 | €7,585 | 17.6% | 78 | 73 |
Long-term rental The property is currently overpriced with a listing price of €2,550,000 compared to a fair value of €2,100,885, indicating a 21.4% gap. With a low yield of 2.5%, this strategy may not generate substantial returns for long-term investors when factoring in the excessive upfront cost. Buy-and-hold At €2,550,000, the property is overpriced compared to its fair value, resulting in limited potential for capital appreciation over time. Given the 2.5% yield and the significant premium over fair value, investors may struggle to see satisfactory returns through a buy-and-hold strategy. Family rental The higher listing price of €2,550,000 suggests the property is overpriced, which may deter potential family renters seeking more affordable options. The 2.5% yield further indicates that this investment may not be appealing for families looking for value-centric rental properties.
Potential Tenant Turnover This property may experience a heightened risk of tenant turnover due to a tenant stability score of 70/100, which suggests potential instability in tenant retention.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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