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, 2-bathroom duplex of 133 m², built in 1986, energy rating C. Located on rua Vicente Dias, Belém parish, Lisbon municipality, Lisbon district. This duplex features a private common use balcony, perfect for leisure and socializing, and has undergone a complete renovation in 2024/2025, ensuring modern amenities throughout.
The valuation. The asking price of €740,000 is significantly above the fair value of €570,468, with a difference of €169,532 (22.9%). This property is clearly overpriced, warranting careful consideration before any investment decision.
Fair value modelled at €570,468 from the area baseline, adjusted for condition and location. Asking €740,000 sits €169,532 (22.9%) above — overpriced versus fair value.
Asking €740,000 versus the rua Vicente Dias area baseline of €523,754 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 80 · Materials 75 · Room dimensions 70). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 72/100 (Housing Market 80 · Amenities 65 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Vicente Dias
Area baseline €523,754 + condition +€623 + location +€46,090 = modelled fair value of €570,468 (€4,289/m²), a €169,532 (22.9%) gap versus the €740,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Vicente Dias | Subject | €740,000 | €5,564 | — | 80 | 72 |
| Alfragide · f362be | Active | €597,500 | €5,975 | 7.4% | 70 | 79 |
| rua Gregório Lopes | Active | €870,000 | €6,214 | 11.7% | 78 | 76 |
| rua Bartolomeu Dias | Active | €680,000 | €5,528 | 0.6% | 75 | 80 |
| largo do Calvário S / N | Active | €1,150,000 | €6,461 | 16.1% | 78 | 78 |
| Median comp | €775,000 | €6,095 | 9.5% | 77 | 79 |
Long-term rental This 3-bed duplex in Belém is overpriced by 22.9% relative to its fair value of €570,468, resulting in a gross yield of only 3.1%. The property may struggle to attract long-term tenants given its high price point compared to similar listings in the area. Buy-and-hold Investing in this property as a buy-and-hold strategy appears less attractive, as its current listing price does not align with its fair value. Holding an overpriced asset could lead to strained cash flows and reduced return on investment over time. Family rental Despite its decent condition and location in a relatively safe suburb, the property's 3.1% gross yield suggests it may not be ideal for family rental. Families seeking homes in Belém may be deterred by the high purchase price compared to what else is available in the market. Not ideal for luxury market The current valuation sits significantly above fair value, which is not conducive for positioning in the luxury market. Buyers in this segment will likely seek properties that offer better value for their investment. Not ideal for short-term vacation rental Although the location is attractive for tourists, the valuation indicates that the property is overpriced, making it challenging to achieve profitable short-term rental returns. The high upfront costs may limit pricing flexibility, reducing competitiveness in the vacation rental market. Not ideal for student housing The property’s listing price at €740,000 is too high to attract student renters, especially when more affordable options are available nearby. With a low yield and excessive cost, it lacks the value proposition desired for a student housing investment.
Tenant turnover risk High tenant turnover may be a concern due to the 65/100 tenant stability score, suggesting potential instability in rental income.
