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 80 m². Located São Domingos de Benfica parish, Lisbon municipality, Lisbon district. Features: The living room includes a fireplace that adds warmth and charm, and the property offers two elevators for easy access on the 2nd floor.
The valuation. The asking price of €485,000 is significantly higher than the fair value of €355,730, marking an overpricing of €129,270 or 26.7%. This discrepancy indicates that potential buyers may face challenges justifying the investment. Buy-to-flip angle. Given its high condition rating, a buy-to-flip strategy could involve minor cosmetic upgrades to increase appeal and resale value. However, the €485,000 asking price makes a quick turnaround unlikely in the current market. Buy-to-let angle. The gross yield of 3.2%, estimating rental income at €1,293 per month, suggests stability but lacks attractiveness for high returns. A long-term rental strategy may suit the apartment’s suburban location, despite the high initial investment.
Fair value modelled at €355,730 from the area baseline, adjusted for condition and location. Asking €485,000 sits €129,270 (26.7%) above — overpriced versus fair value.
Asking €485,000 versus the São Domingos de Benfica, Lisbon, Lisbon area baseline of €315,040 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 85 · Amenities 80 · Economic 80 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
São Domingos de Benfica, Lisbon, Lisbon
Area baseline €315,040 + condition +€1,625 + location +€39,065 = modelled fair value of €355,730 (€4,447/m²), a €129,270 (26.7%) gap versus the €485,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Domingos de Benfica · 6d5550 | Subject | €485,000 | €6,063 | — | 72 | 81 |
| Santa Clara · 49b7cc | Active | €450,000 | €5,000 | 17.5% | 73 | 74 |
| São Domingos de Benfica · 49b946 | Active | €370,000 | €5,286 | 12.8% | 72 | 80 |
| praça São Bartolomeu S / N, R8 | Active | €315,000 | €5,943 | 2.0% | 80 | 81 |
| Alvalade · 735474 | Active | €375,000 | €5,769 | 4.8% | 72 | 78 |
| Median comp | €372,500 | €5,528 | 8.8% | 73 | 79 |
Long-term rental This property, listed at €485,000, presents a premium of 26.7% above its fair value of €355,730, indicating that it may not perform well as a long-term rental investment. With a gross yield of only 3.2%, the financial returns may be lower than expected in a competitive rental market. Family rental At €485,000, the price exceeds fair value by 26.7%, making it a less attractive option for family rentals where cost-sensitive tenants may seek better deals. While the property is in a good neighborhood with a score of 81/100, the high purchase price could deter potential long-term family renters. Buy-and-hold The property is overpriced at €485,000, compared to its fair value of €355,730, which could lead to lower appreciation potential over time. Despite the decent condition rating of 76/100, the high initial investment may hinder long-term value creation for investors.
Tenant turnover risk High tenant turnover could occur despite the stability scores of 80/100, potentially leading to increased vacancy rates and costs associated with finding new tenants.
