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.
1-bedroom, 1-bathroom apartment of 90 m², built in 1951, energy rating B. Located on rua de Pedrouços, Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes a private wine cellar and a unique outdoor area designed for versatile use, enhancing the living experience with both natural light and outdoor access.
The valuation. The asking price of €459,000 is €38,022 (9.0%) above the fair value of €420,978, indicating that the property is fairly priced in the current market landscape. Buy-to-flip angle. The strategy here involves capitalizing on the premium renovation to attract buyers seeking modern living blended with charm, targeting a resale price around €490,000. Buy-to-let angle. The estimated gross yield of 3.9% suggests a healthy rental income stream of approximately €1,492/month, appealing to long-term renters or families looking for quality housing in the suburb of Belém.
Fair value modelled at €420,978 from 6 comparable sales in the area. Asking €459,000 sits €38,022 (9.0%) above — overpriced versus fair value.
Asking €459,000 versus the rua de Pedrouços area baseline of €436,776 (€4,853/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €436,776, adjusted for condition and micro-location, gives a modelled fair value of €420,978 (€4,678/m²), a €38,022 (9.0%) gap versus the €459,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Pedrouços | Subject | €459,000 | €5,100 | — | 78 | 75 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 38b4e7 | Active | €520,000 | €4,522 | 11.3% | 72 | 74 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 19f647 | Active | €649,000 | €4,160 | 18.4% | 80 | 73 |
| Alcântara · 6c7824 | Active | €600,000 | €6,000 | 17.6% | 81 | 74 |
| rua da Indústria | Active | €470,000 | €5,529 | 8.4% | 80 | 81 |
| Median comp | €560,000 | €5,026 | 1.5% | 80 | 74 |
Long-term rental The property in Belém offers a gross yield of 3.9%, which is suitable for a long-term rental strategy given its fair condition score of 79/100. While the market presents some competitive challenges, the suburban infrastructure supports steady demand for residential leases. Family rental This 1-bed apartment's proximity to quality amenities and good safety profile makes it a reasonable choice for family rentals, despite the fair value of €459,000 being slightly above the calculated fair value. The consistent demand for family-oriented housing in Greater Lisbon can provide stable occupancy rates over time. Buy-and-hold As a buy-and-hold investment, this property demonstrates reasonable long-term potential with a fair valuation and a moderate gross yield of 3.9%. Given its location and suburban characteristics, investors can expect gradual appreciation in a stable market environment, despite it being priced fairly at the moment.
Tenant turnover risk High tenant turnover could be a concern, given the tenant stability score of 70/100, indicating potential difficulties in retaining long-term tenants and associated costs of vacancy.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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