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 apartment of 79 m², built in 1976. Located Benfica parish, Lisbon municipality, Lisbon district. Noteworthy Features: This fifth-floor apartment offers unobstructed views of the city and abundant natural light through large windows, enhancing its modern and inviting atmosphere.
The valuation. The asking price of €490,000 sits significantly above the fair value of €355,820, presenting a substantial premium of €134,180 (27.4%). Verdict: overpriced. Buy-to-flip angle. A resale strategy would require significant renovations or upgrades to justify the elevated asking price, particularly targeting first-time buyers seeking modern amenities. Buy-to-let angle. With an estimated rental income of €1,062/month, the gross yield of 2.6% indicates limited cash flow potential, suggesting a less favorable long-term investment for rental strategies.
Fair value modelled at €355,820 from the area baseline, adjusted for condition and location. Asking €490,000 sits €134,180 (27.4%) above — overpriced versus fair value.
Asking €490,000 versus the Benfica, Lisbon, Lisbon area baseline of €374,460 (€4,740/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 82 · Materials 88 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 80 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Benfica, Lisbon, Lisbon
Area baseline €374,460 + condition +€9,875 + location +€34,843 = modelled fair value of €355,820 (€4,504/m²), a €134,180 (27.4%) gap versus the €490,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Benfica · 49b8b5 | Subject | €490,000 | €6,203 | — | 82 | 78 |
| Benfica · 4201f0 | Active | €599,900 | €6,817 | 9.9% | 88 | 81 |
| Benfica · 001762 | Active | €449,900 | €6,427 | 3.6% | 80 | 78 |
| rua Doutor João de Barros | Active | €429,900 | €6,141 | 1.0% | 88 | 78 |
| rua Doutor João de Barros | Active | €429,900 | €4,525 | 27.0% | 80 | 87 |
| Median comp | €439,900 | €6,284 | 1.3% | 84 | 80 |
Long-term rental The property in Benfica is overpriced by 27.4% compared to its fair value of €355,820, leading to a low gross yield of 2.6%, which indicates poor income potential for long-term rental purposes. Given the condition (85/100) and neighbourhood score (78/100), this asset may struggle to attract tenants willing to pay the current asking price. Family rental With a listing price of €490,000, the property significantly exceeds its fair value, resulting in limited appeal for family rentals due to its low yield of 2.6%. Families may seek more competitively priced alternatives in the area, which could lead to prolonged vacancy periods for this property. Buy-and-hold As a buy-and-hold investment, this property is overpriced by 27.4%, raising concerns about long-term appreciation and return prospects. The low yield of 2.6% does not justify the initial investment, making it a less attractive hold in a market that prioritizes value. Not ideal for short-term vacation rental The property is not suitable for short-term vacation rentals, particularly due to its overpriced status at €490,000, which limits potential profit margins. Additionally, the current market dynamics in Benfica may not support a sustainable short-term rental strategy at this pricing level. Not ideal for student housing Given the overpriced valuation of €490,000, this property is not ideal for student housing, as the high rental cost could deter potential tenants. With a low gross yield of 2.6%, the investment fails to provide the value and affordability that students typically seek in a rental market.
Tenant turnover risk With a tenant stability score of 70/100, there is a notable risk of increased tenant turnover, potentially affecting occupancy rates and rental income reliability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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