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.
3-bedroom, 2-bathroom apartment of 95 m², energy rating D. Located on rua Engenheiro Nobre Guedes, Benfica parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment features an open balcony measuring 12.33m², ideal for outdoor relaxation, and includes pre-installation for air conditioning throughout the property.
The valuation. The asking price is €599,900, significantly above the fair value of €433,871, indicating it is overpriced by €166,029 (27.7%). This reflects a property entering the market with unrealistic expectations.
Fair value modelled at €433,871 from the area baseline, adjusted for condition and location. Asking €599,900 sits €166,029 (27.7%) above — overpriced versus fair value.
Asking €599,900 versus the rua Engenheiro Nobre Guedes area baseline of €437,380 (€4,604/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 85 · Materials 88 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 82/100 (Housing Market 80 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Engenheiro Nobre Guedes
Area baseline €437,380 + condition +€11,875 + location +€47,886 = modelled fair value of €433,871 (€4,567/m²), a €166,029 (27.7%) gap versus the €599,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Engenheiro Nobre Guedes | Subject | €599,900 | €6,315 | — | 85 | 82 |
| Benfica · 1e6321 | Active | €529,900 | €6,234 | 1.3% | 85 | 79 |
| Benfica · 1e62d2 | Active | €599,900 | €6,521 | 3.3% | 85 | 74 |
| rua Engenheiro Nobre Guedes | Active | €599,900 | €7,058 | 11.8% | 85 | 82 |
| rua Engenheiro Nobre Guedes | Active | €599,900 | €7,058 | 11.8% | 80 | 75 |
| Median comp | €599,900 | €6,790 | 7.5% | 85 | 77 |
Long-term rental The current listing price of €599,900 is significantly above the fair value of €433,871, indicating the property is overpriced by 27.7%. With a low yield of 2.6%, this strategy may not generate the expected returns, making it less attractive for long-term rental purposes. Family rental Although the property is located in a favorable neighborhood with a rating of 82/100, the asking price of €599,900 does not align with its fair valuation of €433,871, rendering it overpriced. The given conditions and amenities may appeal to families, but the financial metrics suggest that it may require reconsideration. Buy-and-hold While the property benefits from proximity to Lisbon's metro infrastructure, its price of €599,900 is unjustifiably high compared to the fair value of €433,871, classifying it as overpriced. This discrepancy raises concerns about the potential for long-term appreciation, which is critical for a successful buy-and-hold strategy.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of tenant turnover, which could lead to potential vacancy periods and impact rental income.
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