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, 1-bathroom apartment of 75 m², energy rating D. Located on largo Conde Ottolini, 13, São Domingos de Benfica parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts a serene view of Largo Conde Ottolini, enhancing its charm with a unique sense of community within a well-maintained neighborhood.
The valuation. The asking price of €390,000 is significantly above the fair value of €337,120, indicating an overpricing of €52,880 (13.6%). This discrepancy warrants caution for potential buyers looking for a sound investment.
Fair value modelled at €337,120 from the area baseline, adjusted for condition and location. Asking €390,000 sits €52,880 (13.6%) above — overpriced versus fair value.
Asking €390,000 versus the largo Conde Ottolini, 13 area baseline of €383,850 (€5,118/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 82 · 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 80 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
largo Conde Ottolini, 13
Area baseline €383,850 + condition +€6,328 + location +€35,442 = modelled fair value of €337,120 (€4,495/m²), a €52,880 (13.6%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo Conde Ottolini, 13 | Subject | €390,000 | €5,200 | — | 78 | 80 |
| Águas Livres · d7a3bd | Active | €264,700 | €5,190 | 0.2% | 78 | 74 |
| rua Trindade Coelho | Active | €274,700 | €4,819 | 7.3% | 78 | 75 |
| Águas Livres · 99f502 | Active | €274,700 | €5,386 | 3.6% | 80 | 80 |
| Benfica · 0dd02e | Active | €530,000 | €6,625 | 27.4% | 80 | 75 |
| Median comp | €274,700 | €5,288 | 1.7% | 79 | 75 |
Long-term rental With a fair value of €337,120, the current listing price of €390,000 reflects a 13.6% gap that indicates the property is overpriced. At a gross yield of 3.6%, this investment may not generate optimal returns compared to other opportunities in the market. Buy-and-hold The property's listing price exceeds its fair value by 13.6%, suggesting it is overpriced and may not appreciate sufficiently to justify the investment. While the neighbourhood scores an 80/100, balancing yield and appreciation prospects is crucial for successful long-term holds. Family rental Being priced at €390,000 against a fair value of €337,120, this apartment presents a 13.6% premium that categorizes it as overpriced for family rental purposes. Although the amenities and tenant quality are satisfactory, the elevated price may deter potential long-term family tenants in the area.
Economic downturn risk The property may be vulnerable to economic instability since both the economic and tenant stability scores are only 80/100, indicating moderate risk in times of economic fluctuation.
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