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 67 m² on the 4th floor, built in 1965, energy rating D. Located on calçada da Ajuda, Belém parish, Lisbon municipality, Lisbon district. This apartment boasts exclusive access to a rooftop terrace with 360-degree views of the Tagus River, 25th of April Bridge, and Lisbon's skyline, enhancing its appeal.
The valuation. The asking price of €499,000 is significantly above the fair value of €384,882, representing an overpricing of €114,118 (29.7%). This premium raises concerns about the investment's viability.
Fair value modelled at €384,882 from 6 comparable sales in the area. Asking €499,000 sits €114,118 (29.7%) above — overpriced versus fair value.
Asking €499,000 versus the calçada da Ajuda area baseline of €351,080 (€5,240/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €351,080, adjusted for condition and micro-location, gives a modelled fair value of €384,882 (€5,745/m²), a €114,118 (29.7%) gap versus the €499,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| calçada da Ajuda | Subject | €499,000 | €7,448 | — | 88 | 75 |
| Alcântara · 190920 | Active | €699,000 | €8,524 | 14.5% | 78 | 83 |
| rua Arco do Carvalhão | Active | €380,000 | €5,846 | 21.5% | 80 | 81 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 1908a6 | Active | €335,000 | €5,403 | 27.5% | 72 | 76 |
| rua do Olival, 39 | Active | €330,000 | €4,648 | 37.6% | 75 | 80 |
| Median comp | €357,500 | €5,625 | 24.5% | 77 | 81 |
Long-term rental The 2-bed apartment in Belém, listed at €499,000, presents a significant gap of 29.7% compared to its fair value of €384,882, indicating it is overpriced. With a gross yield of only 3%, this investment is unlikely to provide the desired returns in a competitive long-term rental market. Family rental While the apartment is located in a good suburban residential area, its listing price of €499,000 makes it overpriced by nearly 30% compared to its fair value. The yield of 3% does not align well with the overall investment landscape for family rentals, limiting potential profitability. Buy-and-hold The current valuation of €499,000 for the Belém apartment indicates that it is overpriced, with a fair value of €384,882 reflecting a substantial discrepancy. With a gross yield of only 3% relative to the asking price, the buy-and-hold strategy may not meet long-term financial objectives. Not ideal for: The property should be avoided for student housing and short-term vacation rentals due to its high price and low yield, which are unlikely to attract these tenant types. Additionally, the luxury market is not a fit for this overvalued property, as the average return expectations do not meet the required threshold. Location context: While the area offers urban amenities and family-friendly living conditions, these factors do not compensate for the property's overpriced nature. The neighbourhood conditions, with a score of 75/100, suggest limited appeal compared to the prevailing asking price. Neighbourhood dimensions: The local housing market's health and tenant quality are promising, yet the economic conditions do not justify the current listing price. Overall, while there are positive aspects to the neighbourhood, they do not ameliorate the price issue.
Tenant turnover risk High tenant turnover could lead to increased vacancy rates and potential financial instability, especially with a Tenant Stability score of 76/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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