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 170 m², energy rating C. Located Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes two private balconies offering views and a dedicated laundry area for added convenience, complementing its spacious interior and modern amenities.
The valuation. The asking price of €1,100,000 is substantially above the fair value of €728,308, representing a premium of €371,692 (51.0%). Verdict: overpriced. Buy-to-flip angle. A potential buy-and-flip strategy could target an upgraded sale, leveraging the apartment's high-end finishes for a resale price above current levels. Buy-to-let angle. The estimated gross yield of 3.1% suggests a monthly rental income of approximately €2,842, appealing for long-term rental strategies in a mixed neighborhood like Belém.
Fair value modelled at €728,308 from 6 comparable sales in the area. Asking €1,100,000 sits €371,692 (51.0%) above — overpriced versus fair value.
Asking €1,100,000 versus the Belém, Lisbon, Lisbon area baseline of €758,804 (€4,464/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 €758,804, adjusted for condition and micro-location, gives a modelled fair value of €728,308 (€4,284/m²), a €371,692 (51.0%) gap versus the €1,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Belém · 2ce11f | Subject | €1,100,000 | €6,471 | — | 82 | 74 |
| rua Dom Jorge da Costa | Active | €1,500,000 | €6,383 | 1.4% | 77 | 78 |
| avenida Doutor Mário Moutinho | Active | €1,190,000 | €5,805 | 10.3% | 70 | 78 |
| avenida Doutor Mário Moutinho | Active | €1,140,000 | €4,471 | 30.9% | 68 | 75 |
| largo Movimento das Forças Armadas, 16 | Active | €560,000 | €3,836 | 40.7% | 73 | 76 |
| Median comp | €1,165,000 | €5,138 | 20.6% | 72 | 77 |
Long-term rental The property’s listing price of €1,100,000 significantly exceeds its fair value of €728,308, indicating it is overpriced in the long-term rental market. With a gross yield of only 3.1%, the returns do not justify the high acquisition cost, raising concerns for prospective investors. Family rental Given the property’s price point and its family-oriented features, the perceived value does not align with economic expectations, making it an overpriced option for families seeking rentals. The mediocre neighborhood score of 74/100 may further limit its appeal in attracting tenants willing to pay premium rates. Buy-and-hold As a buy-and-hold investment, the significant gap of 51.0% from fair value suggests that capital appreciation may be hindered for this property, classifying it as overpriced. Long-term investors might find it difficult to achieve satisfactory returns without considerable price corrections in the market. Not ideal for luxury market The property does not position itself as a luxury offering despite its spacious layout, and its valuation reflects a disconnect with high-end market expectations, making it overpriced. Therefore, it is unlikely to attract affluent buyers or renters who typically seek luxury accommodations. Not ideal for short-term vacation rental With its current pricing structure, the property falls short of the competitive rates expected in the short-term vacation rental market, marking it as overpriced. Investors may struggle to achieve desired occupancy rates, further complicating profitability in this segment.
Economic downturn risk With both economic and tenant stability scores at 75/100, there is a risk that a moderate economic downturn could impact tenant retention and decrease rental income. Each point drop in these scores may correspond to a potential 1-2% decrease in rental occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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