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, 2-bathroom apartment of 78 m², energy rating A. Located Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: This high-end apartment includes exclusive access to a luxurious indoor lap pool and a wellness-focused gym, enhancing both relaxation and fitness within the residence.
The valuation. The asking price of €950,000 is significantly above the fair value of €631,764, representing an excess of €318,236 (50.4%). This property is currently overpriced and may not attract serious interest from investors.
Fair value modelled at €787,038 from 6 comparable sales in the area. Asking €950,000 sits €162,962 (20.7%) above — overpriced versus fair value.
Asking €950,000 versus the Belém, Lisbon, Lisbon area baseline of €695,971 (€6,504/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €695,971, adjusted for condition and micro-location, gives a modelled fair value of €787,038 (€7,355/m²), a €162,962 (20.7%) gap versus the €950,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Belém · 0acf42 | Subject | €950,000 | €8,879 | — | 94 | 76 |
| Belém · 7e0a9c | Active | €850,000 | €7,083 | 20.2% | 85 | — |
| rua Arco do Carvalhão | Active | €812,000 | €6,548 | 26.2% | 90 | 90 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · aab324 | Active | €985,000 | €5,324 | 40.0% | 95 | — |
| estrada da Cruz S / N | Active | €717,000 | €7,628 | 14.1% | 75 | 80 |
| Median comp | €831,000 | €6,816 | 23.2% | 88 | 85 |
Long-term rental The one-bedroom apartment in Belém, listing at €950,000, is overpriced by 50.4% compared to its fair value of €631,764, resulting in a low yield of only 1.9%. Given the high price relative to market standards, this strategy may not yield attractive returns for long-term investors. Family rental Although the apartment is in a safe and family-friendly neighborhood, its overpriced valuation at €950,000, which is 50.4% above fair value, undermines its viability as a family rental. The 1.9% gross yield further indicates that this option may not appeal to families seeking affordable living. Buy-and-hold With the property priced at €950,000, significantly above the fair value of €631,764, the buy-and-hold strategy is not recommended, as it does not capitalize on potential appreciation given the current market conditions. The low yield of 1.9% suggests that holding this property could lead to diminished financial growth over time.
Economic risk The property may face economic challenges due to its reliance on a relatively strong economic stability score of 80, but the tenant stability score of 70 indicates potential tenant turnover and instability, which can affect rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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