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, 3-bathroom apartment of 205 m², energy rating C. Located Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts high ceilings adorned with wood coffered ceilings and features elegant stone fireplaces that enhance its luxury aesthetic and historical charm.
The valuation. The asking price of €1,070,000 exceeds the fair value of €881,160 by €188,840 (21.4%), making this property overpriced.
Fair value modelled at €881,160 from 5 comparable sales in the area. Asking €1,070,000 sits €188,840 (21.4%) above — overpriced versus fair value.
Asking €1,070,000 versus the Belém, Lisbon, Lisbon area baseline of €966,243 (€4,713/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €966,243, adjusted for condition and micro-location, gives a modelled fair value of €881,160 (€4,298/m²), a €188,840 (21.4%) gap versus the €1,070,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Belém · 2cdcd5 | Subject | €1,070,000 | €5,220 | — | 75 | 74 |
| avenida D. Pedro | Active | €778,000 | €4,298 | 17.6% | 76 | 77 |
| avenida D. Pedro | Active | €778,000 | €4,298 | 17.6% | 75 | 78 |
| rua da Piedade S / N | Active | €780,000 | €4,457 | 14.6% | 76 | 75 |
| Carnaxide e Queijas · 4ba643 | Active | €545,000 | €3,733 | 28.5% | 72 | 79 |
| Median comp | €778,000 | €4,298 | 17.7% | 76 | 78 |
Long-term rental This property is overpriced by 21.4%, which diminishes its attractiveness for long-term rental investments. The gross yield of 3.6% does not adequately compensate for the high purchase price in the current market. Family rental While the location offers decent amenities and safety, the property’s 21.4% valuation gap suggests it is overpriced for a family rental opportunity. Prospective tenants may seek better value elsewhere, limiting rental demand. Buy-and-hold Investing in this apartment as a buy-and-hold strategy appears less favorable given it is overpriced by 21.4%. Although the area shows potential for future growth, the current asking price does not align with its fair value and may hinder long-term returns.
Economic downturn risk The property’s economic stability score of 80 suggests moderate resilience, but the tenant stability score of 70 indicates potential vulnerability to income fluctuations, which could affect occupancy rates and cash flow.
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