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 72 m², built in 1968. Located on estrada da Luz, São Domingos de Benfica parish, Lisbon municipality, Lisbon district. This apartment features a spacious entrance hall and built-in wardrobes in the bedrooms, maximizing storage and enhancing the modern aesthetic throughout.
The valuation. The asking price of €450,000 is significantly above the fair value of €315,386, resulting in an excess of €134,614 (29.9%). This property is overpriced in the current market context.
Fair value modelled at €315,386 from the area baseline, adjusted for condition and location. Asking €450,000 sits €134,614 (29.9%) above — overpriced versus fair value.
Asking €450,000 versus the estrada da Luz area baseline of €283,536 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 80 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 85 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
estrada da Luz
Area baseline €283,536 + condition +€2,362 + location +€29,488 = modelled fair value of €315,386 (€4,380/m²), a €134,614 (29.9%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada da Luz | Subject | €450,000 | €6,250 | — | 75 | 76 |
| São Domingos de Benfica · 38c729 | Active | €355,000 | €5,547 | 11.2% | 75 | 75 |
| rua Trindade Coelho | Active | €274,700 | €5,283 | 15.5% | 80 | 78 |
| estrada de Benfica | Active | €480,000 | €6,486 | 3.8% | 75 | 77 |
| Santa Clara · 49b7cc | Active | €450,000 | €5,000 | 20.0% | 73 | 74 |
| Median comp | €402,500 | €5,415 | 13.4% | 75 | 76 |
Long-term rental While the proximity to Lisbon could hint at steady demand, the listing price of €450,000 is significantly above the fair value of €315,386, indicating that this property is overpriced. With a gross yield of only 3.1%, potential rental income may not justify the high acquisition cost in the long run. Family rental Despite the appealing suburban environment and low crime rates, the €450,000 asking price places this property well beyond its fair value of €315,386, labeling it as overpriced. The neighborhood's safety and quality may not suffice to attract families willing to pay a premium in rent, given the modest yield of 3.1%. Buy-and-hold The potential for long-term appreciation could be countered by the current asking price of €450,000, which exceeds the fair value benchmark of €315,386 and classifies the property as overpriced. Investors seeking to hold for future gains may find it challenging to attain a favorable return, as indicated by a relatively low gross yield of 3.1%.
Tenant turnover risk The tenant stability score of 70 indicates a moderate risk of turnover, which could lead to increased vacancy rates and higher costs associated with finding new tenants if this trend continues.
