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, 3-bathroom duplex of 65 m², built in 1937, energy rating E. Located on rua da Praia de Pedrouços, 70B, Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: This duplex boasts a stunning interior water fountain that enhances tranquility, and a private balcony in one suite offers outdoor access for relaxation in a historical setting.
The valuation. The asking price of €665,000 sits €227,217 above the fair value of €437,783, indicating that the property is overpriced by 51.9%. This significant premium raises concerns about long-term investment viability.
Fair value modelled at €437,783 from 6 comparable sales in the area. Asking €665,000 sits €227,217 (51.9%) above — overpriced versus fair value.
Asking €665,000 versus the rua da Praia de Pedrouços, 70B area baseline of €439,074 (€6,755/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €439,074, adjusted for condition and micro-location, gives a modelled fair value of €437,783 (€6,735/m²), a €227,217 (51.9%) gap versus the €665,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Praia de Pedrouços, 70B | Subject | €665,000 | €10,231 | — | 87 | 76 |
| rua da Praia de Pedrouços S / N | Active | €665,000 | €8,313 | 18.7% | 85 | 75 |
| Alcântara · 9375d9 | Active | €538,000 | €7,079 | 30.8% | 78 | 80 |
| travessa do Giestal S / N | Active | €441,000 | €6,391 | 37.5% | 80 | 78 |
| rua do Cruzeiro | Active | €580,000 | €6,170 | 39.7% | 82 | 79 |
| Median comp | €559,000 | €6,735 | 34.2% | 81 | 79 |
Long-term rental This 2-bed duplex in Belém, priced at €665,000, exceeds its fair value by 51.9%, making it an overpriced option for long-term investment. At a gross yield of only 2.4%, the returns may not justify the premium paid for this property. Family rental While the property offers a family-friendly environment suitable for tenants, its price point of €665,000 is significantly above the fair valuation of €437,783, categorizing it as overpriced. The low yield of 2.4% may not attract families seeking affordable long-term rental options in suburban Lisbon. Buy-and-hold With an asking price significantly higher than its fair value, this duplex is currently overpriced for a buy-and-hold strategy, which typically seeks properties appreciating steadily over time. The 2.4% gross yield also suggests that potential capital gains may not compensate for the inflated initial investment. Not ideal for: This property is not suitable for short-term vacation rental or the luxury market due to its overpriced listing compared to local averages.
Tenant Risk With a tenant stability score of 70/100, there is a moderately high risk of tenant turnover, which can lead to increased vacancy rates and associated costs.
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