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. Noteworthy Features: This duplex boasts direct street access, a winter garden, and high ceilings, blending industrial charm with modern luxury in the heart of Belém.
The valuation. The asking price of €1,730,000 is significantly above the fair value of €1,346,457, resulting in an overpricing of €383,543 (28.5%). This property is not a deal given its inflated valuation.
Fair value modelled at €1,346,457 from 5 comparable sales in the area. Asking €1,730,000 sits €383,543 (28.5%) above — overpriced versus fair value.
Asking €1,730,000 versus the rua Praia do Bom Sucesso, 5 area baseline of €1,289,594 (€6,787/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €1,289,594, adjusted for condition and micro-location, gives a modelled fair value of €1,346,457 (€7,087/m²), a €383,543 (28.5%) 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 | — | 84 | 70 |
| rua Amadeu de Sousa Cardoso | Active | €1,545,000 | €8,583 | 5.7% | 80 | 79 |
| rua da Junqueira | Active | €1,800,000 | €7,087 | 22.2% | 80 | 80 |
| rua de Pedrouços S / N | Active | €1,450,000 | €6,971 | 23.4% | 80 | 70 |
| Belém · 99f3b0 | Active | €1,450,000 | €6,971 | 23.4% | 80 | 74 |
| Median comp | €1,497,500 | €7,029 | 22.8% | 80 | 77 |
Long-term rental The property is priced at €1,730,000, which is 28.5% above its fair value of €1,346,457, indicating a significant risk in rent yield returns. With a gross yield of only 2.3%, this strategy lacks the financial viability expected from long-term investments in the current market. Family rental Given the 28.5% gap between the listing price and its fair value, this family rental opportunity appears financially impractical. The property’s gross yield of 2.3% does not provide an attractive return potential for families seeking stable housing. Buy-and-hold Acquiring this property for a buy-and-hold strategy is challenging due to its listing price being well above fair value by 28.5%. The low yield of 2.3% diminishes the investment appeal, making it less suitable for long-term appreciation in a suburban Lisbon market.
Economic Vulnerability The property may experience fluctuations in rental income due to its economic stability score of 75/100, which indicates moderate risk in the local economy. Tenant Retention Concerns With a tenant stability score of 70/100, there is a risk of lower tenant retention rates, potentially leading to increased vacancy periods and associated costs.
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