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 115 m², built in 2022, energy rating D. Located on rua Fernão Mendes Pinto, 10B, Belém parish, Lisbon municipality, Lisbon district. This property features a private terrace offering stunning views of the Tagus River, enhancing the living experience with a unique outdoor space for relaxation and entertainment.
The valuation. The asking price of €820,000 is closely aligned with the fair value of €820,567, presenting a minimal discrepancy of only €567 (0.1%). This suggests the property is appropriately priced for its market segment.
Fair value modelled at €820,567 from 6 comparable sales in the area. Asking €820,000 sits €567 (0.1%) below — the upside to fair value.
Asking €820,000 versus the rua Fernão Mendes Pinto, 10B area baseline of €816,708 (€7,102/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €816,708, adjusted for condition and micro-location, gives a modelled fair value of €820,567 (€7,135/m²), a €567 (0.1%) gap versus the €820,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Fernão Mendes Pinto, 10B | Subject | €820,000 | €7,130 | — | 89 | 75 |
| rua Fernão Mendes Pinto | Active | €660,000 | €5,077 | 28.8% | 78 | 74 |
| praceta Torres do Restelo | Active | €1,550,000 | €4,559 | 36.1% | 75 | 81 |
| Belém · e834f5 | Active | €850,000 | €9,140 | 28.2% | 75 | 77 |
| rua Luís de Camões, 107 | Active | €1,050,000 | €7,192 | 0.9% | 80 | 81 |
| Median comp | €950,000 | €6,135 | 14.0% | 77 | 79 |
Long-term rental The property in Belém offers a 2.7% gross yield, which is aligned with the fair value assessment of €820,567, indicating a stable rental income potential. Its suburban location with good access to amenities and employment zones supports strong tenant demand, making it a reasonable choice for long-term rental investment. Buy-and-hold With a fair price of €820,000, the property is positioned well in Belém, benefiting from a conducive environment for appreciation over time due to its strong tenant quality and neighborhood amenities. Although the yield of 2.7% may not be high, the property’s condition rating of 84/100 suggests it will require minimal maintenance, supporting steady capital preservation. Family rental This duplex is suitable for families, given the good neighborhood rating of 75/100 and access to amenities, making it an attractive living option. The fair price and stable rental yield enhance its appeal as a family rental, providing potential tenants with a desirable living experience in a suburban location. Not ideal for short-term vacation rental Considering the fair value and relatively low yield, this property will likely face challenges in attracting short-term vacation rental tenants, which typically require higher returns. The suburban setting may not align with the demand patterns typically seen in tourist-heavy districts, limiting its viability for this strategy. Not ideal for student housing While the property is in proximity to Lisbon's employment zones, the suburban nature and fairness of the valuation indicate it may not cater well to the specific needs of student housing. Student rentals generally thrive in more urbanized environments with higher turnover rates, making this duplex less suited for that market.
Tenant turnover risk High tenant turnover could be a concern given the tenant stability score of 75/100, which suggests some potential instability in rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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