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 apartment of 114 m² on the 6th floor, built in 1972, energy rating D. Located on rua Tristão Vaz, Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: This top-floor apartment boasts an impressive configuration with three balconies offering breathtaking, unobstructed views of both the river and the sea, enhancing its outdoor living experience.
The valuation. The asking price of €625,000 is significantly above fair value, which is estimated at €477,898, placing it €147,102 (30.8%) overpriced. This property does not represent a reasonable investment opportunity given its inflated valuation.
Fair value modelled at €477,898 from 6 comparable sales in the area. Asking €625,000 sits €147,102 (30.8%) above — overpriced versus fair value.
Asking €625,000 versus the rua Tristão Vaz area baseline of €473,430 (€4,153/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €473,430, adjusted for condition and micro-location, gives a modelled fair value of €477,898 (€4,192/m²), a €147,102 (30.8%) gap versus the €625,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Tristão Vaz | Subject | €625,000 | €5,482 | — | 85 | 78 |
| avenida Carolina Michaelis, 25 | Active | €567,000 | €4,362 | 20.4% | 75 | 80 |
| avenida Carolina Michaelis, 25-1 | Active | €549,000 | €4,223 | 23.0% | 80 | 75 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 0dcd47 | Active | €585,000 | €4,179 | 23.8% | 72 | 75 |
| Carnaxide e Queijas · 51b60b | Active | €450,000 | €4,206 | 23.3% | 72 | 76 |
| Median comp | €558,000 | €4,215 | 23.1% | 74 | 76 |
Long-term rental The 3-bed apartment in Belém is overpriced at €625,000, significantly above the fair value of €477,898, resulting in a 30.8% gap. This high pricing limits the potential for attractive long-term rental yields, currently at a mere 3.5% gross, making it less favorable for investors seeking stable cash flow. Buy-and-hold Given its current list price of €625,000, this property does not present an appealing buy-and-hold opportunity, as it is marked above fair value by 30.8%. The relatively low gross yield of 3.5% further indicates that this purchase is unlikely to generate satisfactory returns over time. Family rental With the apartment being overpriced at €625,000, there is a substantial gap from its fair value of €477,898, making it a less attractive option for family rentals. Although the neighbourhood has decent tenant quality and amenities, the current financial metrics do not support a compelling investment in this segment.
Economic vulnerability The economic stability score of 80 indicates a relatively strong economy, but the tenant stability score of 70 suggests potential fluctuations in tenant retention, increasing the risk of vacancies or reduced rental income.
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