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, 4-bathroom duplex of 190 m², built in 2018, energy rating A. Located on rua Praia do Bom Sucesso, 5, Belém parish, Lisbon municipality, Lisbon district. The property features high ceilings and a winter garden, offering a unique blend of indoor-outdoor living that enhances its sophisticated industrial design.
The valuation. The asking price of €1,730,000 is significantly above the fair value of €861,756, representing a 50.2% premium. Verdict: overpriced.
Fair value modelled at €861,756 from the area baseline, adjusted for condition and location. Asking €1,730,000 sits €868,244 (50.2%) above — overpriced versus fair value.
Asking €1,730,000 versus the rua Praia do Bom Sucesso, 5 area baseline of €1,064,760 (€5,604/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 88 · Materials 90 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 80 · Amenities 80 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Praia do Bom Sucesso, 5
Area baseline €1,064,760 + condition +€23,750 + location +€89,786 = modelled fair value of €861,756 (€4,536/m²), a €868,244 (50.2%) gap versus the €1,730,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Praia do Bom Sucesso, 5 | Subject | €1,730,000 | €9,105 | — | 88 | 80 |
| rua Amadeu de Sousa Cardoso | Active | €1,545,000 | €8,583 | 5.7% | 80 | 79 |
| rua de Pedrouços S / N | Active | €1,450,000 | €6,971 | 23.4% | 80 | 70 |
| rua Dom Jorge da Costa, 5A | Active | €3,000,000 | €10,753 | 18.1% | 85 | 77 |
| Belém · 99f3b0 | Active | €1,450,000 | €6,971 | 23.4% | 80 | 74 |
| Median comp | €1,497,500 | €7,777 | 14.6% | 80 | 76 |
Long-term rental With a gross yield of only 2.3%, the 3-bed duplex in Belém is not positioned favorably for long-term rental investment as it is significantly overpriced at €1,730,000, compared to a fair value of €861,756. Furthermore, while the neighborhood scores an 80/100 for family-friendliness, the high purchase price limits potential profitability for long-term tenants. Family rental Despite the appealing suburban characteristics of Belém, the property’s listing price is 50.2% above its fair value of €861,756, which presents a challenge for family rental viability at €1,730,000. Additionally, the gross yield of just 2.3% indicates that renting to families may not yield sufficient returns given the high acquisition cost. Buy-and-hold Investing in the 3-bed duplex as a buy-and-hold strategy is questionable given its current price of €1,730,000, which exceeds the fair value of €861,756 by a striking 50.2%. The low gross yield of 2.3% may not justify the long-term capital tied up in this overpriced property, especially in a competitive suburban market.
Tenant turnover risk With a tenant stability score of 75/100, there is a potential risk of higher tenant turnover, which could lead to increased vacancy rates and additional costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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