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 100 m², built in 2009, energy rating E. Located on rua das Pedralvas, 23, Benfica parish, Lisbon municipality, Lisbon district. Unique Feature: This apartment boasts a private terrace perfect for outdoor entertaining, enhancing the living experience in Lisbon's vibrant Benfica neighborhood. Valuation Verdict: OVERPRICED.
The valuation. The asking price of €499,000 sits €63,020 (12.6%) above the fair value of €435,980, indicating the property is overpriced. This discrepancy warrants a thorough review before proceeding with any investment decisions.
Fair value modelled at €435,980 from the area baseline, adjusted for condition and location. Asking €499,000 sits €63,020 (12.6%) above — overpriced versus fair value.
Asking €499,000 versus the rua das Pedralvas, 23 area baseline of €393,800 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 72 · Materials 80 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua das Pedralvas, 23
Area baseline €393,800 + condition +€4,375 + location +€37,805 = modelled fair value of €435,980 (€4,360/m²), a €63,020 (12.6%) gap versus the €499,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Pedralvas, 23 | Subject | €499,000 | €4,990 | — | 72 | 74 |
| rua Doutor Manuel de Arriaga, 44C | Active | €290,000 | €3,816 | 23.5% | 74 | 75 |
| Águas Livres · 42020f | Active | €599,900 | €5,713 | 14.5% | 80 | 74 |
| rua Engenheiro Nobre Guedes | Active | €599,900 | €5,504 | 10.3% | 79 | 76 |
| Benfica · 261ef8 | Active | €529,900 | €5,578 | 11.8% | 88 | 77 |
| Median comp | €564,900 | €5,541 | 11.0% | 80 | 76 |
Long-term rental The property's listing price of €499,000 is 12.6% above its fair value of €435,980, indicating that it is overpriced. With a gross yield of only 3.2%, the potential for long-term rental income is limited, making this investment less attractive for sustained cash flow. Family rental Given the condition score of 78/100 and a neighborhood score of 74/100, the property offers decent amenities for families, but its overpriced status at €499,000 undermines its appeal. Families seeking affordable housing options may be deterred by the current asking price, which does not reflect the market's expectations. Buy-and-hold Investing in this property as a buy-and-hold strategy may not yield favorable long-term returns, as it is currently overpriced at €499,000 compared to the fair value of €435,980. While the Greater Lisbon location provides commuting advantages, the limited potential yield of 3.2% suggests that holding this asset may not be financially prudent in the long run.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of turnover, which could lead to increased vacancy rates and costs associated with re-letting the property.
