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 71 m², built in 1977, energy rating E. Located on rua Cidade de Rabat, 30, São Domingos de Benfica parish, Lisbon municipality, Lisbon district. This apartment includes dedicated parking, a rarity in urban Lisbon, and boasts abundant natural light through large windows that enhance the living space's overall brightness.
The valuation. The asking price of €456,000 significantly exceeds the fair value of €300,392 by €155,608 (34.1%), indicating that the property is overpriced. An investment at this price may not yield the desired financial returns.
Fair value modelled at €300,392 from the area baseline, adjusted for condition and location. Asking €456,000 sits €155,608 (34.1%) above — overpriced versus fair value.
Asking €456,000 versus the rua Cidade de Rabat, 30 area baseline of €279,598 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 (Condition 65 · Materials 70 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 80/100 (Housing Market 85 · Amenities 90 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Cidade de Rabat, 30
Area baseline €279,598 + condition -€12,758 + location +€33,552 = modelled fair value of €300,392 (€4,231/m²), a €155,608 (34.1%) gap versus the €456,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de Rabat, 30 | Subject | €456,000 | €6,423 | — | 65 | 80 |
| São Domingos de Benfica · ba3a70 | Active | €249,000 | €3,320 | 48.3% | — | 80 |
| Alvalade · 735474 | Active | €375,000 | €5,769 | 10.2% | 72 | 78 |
| Encosta do Sol · dee5a4 | Active | €350,000 | €4,795 | 25.3% | — | 75 |
| avenida Gomes Pereira | Active | €379,000 | €5,192 | 19.2% | — | 83 |
| Median comp | €362,500 | €4,994 | 22.3% | 72 | 79 |
Long-term rental The 2-bed apartment in São Domingos de Benfica is overpriced at €456,000, which is 34.1% above its fair value of €300,392. With a gross yield of only 3.1%, the potential return does not justify the investment at this price point. Buy-and-hold Investing in this property for a buy-and-hold strategy would be ill-advised, given its significant price gap and fair value assessment. The current condition score of 64/100 further diminishes its appeal in a market characterized by higher tenant expectations. Family rental While the neighborhood scores an 80/100, indicating a desirable location, the €456,000 listing price places this property in an overpriced bracket for families looking for value. This high price coupled with the moderate yield makes the investment strategy less attractive for family rentals. Not ideal for Short-term vacation rental is not suitable for this property due to its high listing price and lower yield, which would not meet the expectations for returns in a competitive vacation rental market.
Tenant turnover risk A tenant stability score of 75/100 indicates a moderate risk of turnover, which could lead to potential vacancies and lost rental income.
