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, 2-bathroom house of 225 m², energy rating C. Located Belém parish, Lisbon municipality, Lisbon district. Notable Features: This property boasts bespoke elements by local artisans, enhancing its unique character, while the converted attic offers versatile usage as a guest room or creative studio.
The valuation. The asking price of €1,690,000 exceeds the fair value of €1,245,323 by €444,677, or 35.7%. This property is considered overpriced based on current market conditions. Buy-to-flip angle. A resale strategy could capitalize on the high-end custom renovation, targeting affluent buyers willing to pay a premium, potentially recouping significant profit on the brokered sale. Buy-to-let angle. With a gross yield of 2.9% and estimated rental income of €4,084 per month, the property offers a stable long-term rental opportunity, particularly appealing to families in the area.
Fair value modelled at €1,245,323 from 6 comparable sales in the area. Asking €1,690,000 sits €444,677 (35.7%) above — overpriced versus fair value.
Asking €1,690,000 versus the Belém, Lisbon, Lisbon area baseline of €1,263,026 (€5,613/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 €1,263,026, adjusted for condition and micro-location, gives a modelled fair value of €1,245,323 (€5,535/m²), a €444,677 (35.7%) gap versus the €1,690,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Belém · 76af3d | Subject | €1,690,000 | €7,511 | — | 82 | 78 |
| rua Álvaro Fernandes | Active | €2,800,000 | €9,825 | 30.8% | 85 | 76 |
| rua José Calheiros, 10 | Active | €975,000 | €6,500 | 13.5% | 73 | 82 |
| rua Fernanda Machado | Active | €1,380,000 | €4,570 | 39.2% | 72 | 80 |
| largo Escolas | Active | €1,350,000 | €7,143 | 4.9% | 78 | 77 |
| Median comp | €1,365,000 | €6,822 | 9.2% | 76 | 79 |
Long-term rental The property in Belém is priced 35.7% above its fair value, making it an unattractive option for long-term rental investment given the low yield of 2.9%. With a decent condition rating of 80/100, the high purchase price relative to rental income does not support a viable investment strategy. Family rental At €1,690,000, the house is considerably overpriced compared to its fair value of €1,245,323, hindering its appeal for family rental purposes. The overall neighborhood quality rating of 78/100 may not justify the investment when considering ongoing costs versus potential rental returns. Buy-and-hold Investing in this property as a buy-and-hold strategy is compromised by its current pricing, which is 35.7% above fair value, with a gross yield of only 2.9%. While the area does offer good urban infrastructure, the mismatch between price and value undermines long-term appreciation potential for this asset.
Potential Tenant Turnover The combination of an economic stability score of 80/100 and a tenant stability score of 70/100 indicates a risk of increased tenant turnover, which could impact rental income and operational costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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