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.
3-bedroom, 0-bathroom duplex of 189 m², energy rating A. Located Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: This duplex includes an indoor garden featuring hanging plants, seamlessly blending natural elements into the modern aesthetic and enhancing the unique atmosphere of the living space.
The valuation. The asking price of €1,980,000 significantly exceeds the fair value of €842,335 by €1,137,665, representing an overpricing of 57.5%. This indicates the property is not a prudent investment choice at its current listing.
Fair value modelled at €842,335 from the area baseline, adjusted for condition and location. Asking €1,980,000 sits €1,137,665 (57.5%) above — overpriced versus fair value.
Asking €1,980,000 versus the Belém, Lisbon, Lisbon area baseline of €744,282 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 87/100 (Condition 85 · Materials 90 · Room dimensions 86). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Belém, Lisbon, Lisbon
Area baseline €744,282 + condition +€23,625 + location +€74,428 = modelled fair value of €842,335 (€4,457/m²), a €1,137,665 (57.5%) gap versus the €1,980,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Belém · 1e64a3 | Subject | €1,980,000 | €10,476 | — | 85 | 75 |
| largo do Calvário | Active | €730,000 | €6,759 | 35.5% | 80 | 82 |
| rua João Bastos, 5 | Active | €650,000 | €5,909 | 43.6% | 80 | 78 |
| calçada da Ajuda | Active | €685,000 | €6,227 | 40.6% | 73 | 80 |
| Belém · 99f3b0 | Active | €1,450,000 | €6,971 | 33.5% | 80 | 74 |
| Median comp | €707,500 | €6,493 | 38.0% | 80 | 79 |
Long-term rental The current listing price of €1,980,000 for the duplex in Belém presents a significant gap of 57.5% above its fair value of €842,335, which indicates an overpriced condition. With a gross yield of only 1.6%, this strategy may not generate adequate returns to justify the investment. Buy-and-hold Investing in the 3-bed duplex at the current price would be challenging due to its 57.5% premium over the fair value of €842,335, categorizing it as overpriced. The combination of a modest yield of 1.6% and the high acquisition cost raises concerns about the long-term appreciation potential of this asset. Family rental Given the property's listing price of €1,980,000, which is 57.5% above its fair value of €842,335, it is positioned as overpriced, potentially limiting its accessibility for family tenants. The low yield of 1.6% further complicates its appeal as a family rental investment, suggesting insufficient financial viability for the target demographic.
Tenant turnover risk High tenant turnover may arise due to the relatively lower tenant stability score of 70/100, suggesting potential challenges in maintaining consistent occupancy rates and rental income.
