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.
1-bedroom, 1-bathroom duplex of 90 m², energy rating D. Located on rua de São Bento, 223, Campo de Ourique parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a tranquil private terrace that offers a serene escape from city noise, enhancing the living experience in vibrant Campo de Ourique. Additional Context: The recently renovated duplex seamlessly integrates modern amenities with stylish traditional accents, ensuring functionality and appeal.
The valuation. The asking price of €495,000 is significantly above the fair value of €402,891, representing an overvaluation of €92,109 (18.6%). This suggests that potential buyers should tread carefully, as the property is overpriced.
Fair value modelled at €402,891 from the area baseline, adjusted for condition and location. Asking €495,000 sits €92,109 (18.6%) above — overpriced versus fair value.
Asking €495,000 versus the rua de São Bento, 223 area baseline of €555,660 (€6,174/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 75 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 83/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua de São Bento, 223
Area baseline €555,660 + condition +€1,688 + location +€46,783 = modelled fair value of €402,891 (€4,477/m²), a €92,109 (18.6%) gap versus the €495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São Bento, 223 | Subject | €495,000 | €5,500 | — | 75 | 83 |
| Estrela · 96c72a | Active | €345,000 | €6,900 | 25.5% | 72 | 81 |
| rua de Campolide, 92 | Active | €380,000 | €7,308 | 32.9% | 74 | 83 |
| rua Carlos Mardel | Active | €315,000 | €5,250 | 4.5% | 77 | 82 |
| rua Presidente Arriaga | Active | €295,000 | €6,556 | 19.2% | 75 | 82 |
| Median comp | €330,000 | €6,728 | 22.3% | 75 | 82 |
Long-term rental The property is overpriced, with a fair value of €402,891 compared to the listing price of €495,000, indicating a gap of 18.6%. With a gross yield of 3.8%, the investment returns may not justify the high acquisition cost. Short-term vacation rental Despite being located in a desirable area of Campo de Ourique with a neighborhood rating of 83/100, the property is overpriced with a fair value substantially lower than its asking price. The potential for short-term rental income may be limited by the elevated initial investment needed to acquire the property. Buy-and-hold Given the property's asking price of €495,000 and the fair value of €402,891, the investment is not positioned advantageously for long-term appreciation as it is clearly overpriced. The anticipated long-term returns may not be sufficient to offset the initial overvaluation in a competitive market.
Tenant turnover risk With a tenant stability score of 70/100, there is a notable risk of increased turnover, which could lead to potential vacancy and associated costs impacting overall returns.
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