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.
2-bedroom, 2-bathroom duplex of 123 m², built in 2004, energy rating F. Located on rua Alexandre de Sá Pinto, 147, Belém parish, Lisbon municipality, Lisbon district. This duplex features air conditioning and built-in wardrobes, contributing to a comfortable and organized living environment in a vibrant cultural area.
The valuation. The asking price of €630,000 sits €103,018 above the fair value of €526,982, indicating that this property is overpriced by 19.5%. Investors should take this into consideration before proceeding.
Fair value modelled at €526,982 from 6 comparable sales in the area. Asking €630,000 sits €103,018 (19.5%) above — overpriced versus fair value.
Asking €630,000 versus the rua Alexandre de Sá Pinto, 147 area baseline of €457,228 (€3,717/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 is below the parish average, reducing 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 €457,228, adjusted for condition and micro-location, gives a modelled fair value of €526,982 (€4,284/m²), a €103,018 (19.5%) gap versus the €630,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Alexandre de Sá Pinto, 147 | Subject | €630,000 | €5,122 | — | 73 | 71 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 8ee53a | Active | €325,000 | €4,452 | 13.1% | 70 | 72 |
| rua Doutor Manuel de Arriaga | Active | €360,000 | €4,390 | 14.3% | 70 | 74 |
| Alcântara · 6a9549 | Active | €475,000 | €5,938 | 15.9% | 77 | 78 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 0dcd47 | Active | €585,000 | €4,179 | 18.4% | 72 | 75 |
| Median comp | €417,500 | €4,421 | 13.7% | 71 | 75 |
Long-term rental The 2-bed duplex in Belém is overpriced at €630,000, with a fair value of only €526,982, showing a notable gap of 19.5%. Given the gross yield of 3.5% and the suburban location, the investment may not provide attractive long-term returns. Family rental While this property is situated in a suburban area of Greater Lisbon with good infrastructure, it is overpriced relative to its fair value of €526,982. The family rental market typically favors properties with solid value, making this duplex less appealing compared to more equitably priced options. Buy-and-hold Despite the duplex's decent condition score of 76/100 and its location in Belém, the price of €630,000 is above its fair value, indicating it is overpriced. Investors seeking a reliable buy-and-hold strategy may find better opportunities that offer stronger appreciation and income potential elsewhere, given this property's current valuation.
Tenant turnover risk With a tenant stability score of 60/100, there is an increased likelihood of tenant turnover, which can lead to potential vacancies and loss of rental income.
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