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, 2-bathroom apartment of 122 m², built in 2020, energy rating B. Located on rua do Benformoso, 278, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment's established Local Accommodation (AL) operation ensures immediate revenue generation, appealing to investors seeking a profitable rental asset in a vibrant Lisbon neighborhood.
The valuation. The asking price of €685,000 exceeds the fair value of €94,629 by €590,371, marking it an overpriced investment at 86.2% above fair value.
Fair value modelled at €94,629 from the area baseline, adjusted for condition and location. Asking €685,000 sits €590,371 (86.2%) above — overpriced versus fair value.
Asking €685,000 versus the rua do Benformoso, 278 area baseline of €597,190 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 76 · Materials 83 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua do Benformoso, 278
Area baseline €597,190 + condition +€9,913 + location +€9,077 = modelled fair value of €94,629 (€776/m²), a €590,371 (86.2%) gap versus the €685,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Benformoso, 278 | Subject | €685,000 | €5,615 | — | 76 | 80 |
| praça D. Pedro | Active | €1,500,000 | €11,811 | 110.4% | 88 | 83 |
| Santa Maria Maior · 4bc154 | Active | €850,000 | €5,743 | 2.3% | 85 | 82 |
| rua Mário Cesariny | Active | €750,000 | €7,212 | 28.4% | 78 | 81 |
| largo Conde-Barão | Active | €620,000 | €8,378 | 49.2% | 78 | 83 |
| Median comp | €800,000 | €7,795 | 38.8% | 82 | 83 |
Long-term rental The 2-bed apartment in Arroios is currently overpriced at €685,000, significantly exceeding its fair value of €94,629, creating an 86.2% gap that limits its attractiveness for long-term rental returns. Despite a decent gross yield of 3.4%, the high purchase price is not justified by the neighborhood's amenities or tenant quality. Short-term vacation rental With a gross yield of 3.4% and an apparent 86.2% difference from fair value, the Arroios apartment is overpriced at €685,000, which undermines its investment potential for short-term vacation rentals. The strong economic activity and tourist attractions in central Lisbon may not compensate for the excessive entry cost. Family rental At €685,000, the 2-bed apartment exceeds its fair value by 86.2%, making it overpriced and less appealing as a family rental investment. While the neighborhood scores a solid 80/100, the purchase price does not align with the market dynamics or the expected returns for families seeking rental options.
Tenant turnover risk The relatively low tenant stability score of 70/100 suggests a potential risk of higher turnover rates, which could negatively impact cash flow due to increased vacancy periods and associated costs.
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