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, energy rating C. Located on praça de Espanha, São Domingos de Benfica parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts an enclosed balcony that, while showing signs of water damage, offers potential for a personal outdoor retreat in a prime urban location.
The valuation. The asking price of €475,000 significantly exceeds the fair value of €338,460, creating a gap of €136,540 (28.7%). This property is overpriced and does not align with market expectations.
Fair value modelled at €338,460 from the area baseline, adjusted for condition and location. Asking €475,000 sits €136,540 (28.7%) above — overpriced versus fair value.
Asking €475,000 versus the praça de Espanha area baseline of €315,040 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 67 · Materials 62 · Room dimensions 66). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 79/100 (Housing Market 80 · Amenities 80 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
praça de Espanha
Area baseline €315,040 + condition -€13,125 + location +€36,545 = modelled fair value of €338,460 (€4,231/m²), a €136,540 (28.7%) gap versus the €475,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça de Espanha | Subject | €475,000 | €5,938 | — | 67 | 79 |
| Águas Livres · 937649 | Active | €280,000 | €4,308 | 27.4% | 68 | 79 |
| rua Fontes Pereira de Melo | Active | €279,000 | €3,577 | 39.8% | 58 | 75 |
| Águas Livres · ba5b09 | Active | €238,000 | €3,552 | 40.2% | 64 | 80 |
| rua Doctor João de Barros | Active | €455,000 | €6,233 | 5.0% | — | 81 |
| Median comp | €279,500 | €3,943 | 33.6% | 64 | 80 |
Long-term rental The property is overpriced at €475,000, translating to a gross yield of only 3%, which is below the market average. This discrepancy indicates that potential rental income may not sufficiently compensate for the elevated purchase price, making it a less attractive option for long-term investment. Buy-and-hold With a fair value of €338,460, purchasing this property at a premium of 28.7% restricts potential capital appreciation over time. Investors may find it challenging to realize substantial returns in a market where the entry price is significantly above intrinsic value. Family rental While the neighborhood rates Well (79/100), the 3% gross yield signals an inflated purchase price in relation to expected rental income for a family rental strategy. The current valuation could diminish the property’s appeal, as families typically seek more economically viable housing options. Not ideal for: This property is not suitable for student housing or the luxury market due to the high asking price relative to the perceived amenities and tenant quality in the area.
Economic fluctuations The economic stability score of 80/100 indicates a relatively strong market, but potential downturns could affect tenant reliability despite the tenant stability score of 75/100.
