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, built in 1971, energy rating C. Located on rua Dom António Caetano de Sousa, Benfica parish, Lisbon municipality, Lisbon district. Unique feature: This apartment boasts a rare combination of excellent solar exposure and a common balcony accessible from both bedrooms, enhancing outdoor connectivity in the vibrant Lisbon neighborhood. Condition notes: The property showcases high-quality materials and modern kitchen features, making it both appealing and functional.
The valuation. The asking price of €430,000 is significantly above the fair value of €347,804, resulting in an overvaluation of €82,196 (19.1%). This suggests that potential buyers may need to negotiate aggressively to find appropriate value.
Fair value modelled at €347,804 from the area baseline, adjusted for condition and location. Asking €430,000 sits €82,196 (19.1%) above — overpriced versus fair value.
Asking €430,000 versus the rua Dom António Caetano de Sousa area baseline of €368,320 (€4,604/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 72 · Materials 76 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Dom António Caetano de Sousa
Area baseline €368,320 + condition +€0 + location +€32,764 = modelled fair value of €347,804 (€4,348/m²), a €82,196 (19.1%) gap versus the €430,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Dom António Caetano de Sousa | Subject | €430,000 | €5,375 | — | 72 | 76 |
| Águas Livres · bf2805 | Active | €320,000 | €3,810 | 29.1% | 75 | 73 |
| São Domingos de Benfica · 032549 | Active | €595,000 | €4,877 | 9.3% | 72 | 90 |
| avenida São Pedro, 7R | Active | €360,000 | €4,235 | 21.2% | 80 | 73 |
| Águas Livres · ba3f95 | Active | €250,000 | €4,167 | 22.5% | 74 | 78 |
| Median comp | €340,000 | €4,201 | 21.8% | 75 | 76 |
Long-term rental The 2-bed apartment in Benfica is currently overpriced, with a fair value of €347,804 compared to its listing price of €430,000, representing a gap of 19.1%. With a gross yield of only 3.1%, investors may find the return on investment unappealing given the financial strain of current market conditions. Family rental Given the apartment's proximity to amenities and decent neighborhood score of 76/100, it could attract families in search of stability. However, at a listing price significantly above fair value at €430,000, this investment is unlikely to offer good financial prospects. Buy-and-hold While the location is influenced positively by Lisbon metropolitan factors, the apartment remains overpriced at €430,000 against a fair value of €347,804. Long-term holding in this scenario may not justify the initial outlay, as the anticipated appreciation could be overshadowed by current market pricing.
Potential tenant turnover risk: With a tenant stability score of 75/100, there is a moderate risk of tenant turnover, which could lead to increased vacancy rates and associated costs for the property owner.
