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 92 m², built in 1866, energy rating D. Located on rua República da Bolívia, Benfica parish, Lisbon municipality, Lisbon district. This property boasts top-tier PVC windows with double glazing, ensuring enhanced energy efficiency and noise reduction in the vibrant Benfica neighborhood.
The valuation. The asking price of €479,900 is significantly above the fair value of €407,127, reflecting a premium of €72,773 (15.2%). This property is considered overpriced and may not yield a return consistent with its cost.
Fair value modelled at €630,823 from 5 comparable sales in the area. Asking €579,900 sits €50,923 (8.1%) below — the upside to fair value.
Asking €579,900 versus the rua da República da Bolívia, 2 area baseline of €623,608 (€6,114/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €623,608, adjusted for condition and micro-location, gives a modelled fair value of €630,823 (€6,185/m²), a €50,923 (8.1%) gap versus the €579,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da República da Bolívia, 2 | Subject | €579,900 | €5,685 | — | 85 | 73 |
| Benfica · 95699a | Active | €599,900 | €6,185 | 8.8% | 85 | 73 |
| rua República da Bolívia, 42 | Active | €599,900 | €6,185 | 8.8% | 82 | 78 |
| rua da República da Bolívia, 42 | Active | €599,900 | €6,185 | 8.8% | 75 | 78 |
| estrada da Luz, 6 | Active | €614,000 | €5,293 | 6.9% | 75 | 81 |
| Median comp | €599,900 | €6,185 | 8.8% | 79 | 78 |
Long-term rental The rental yield of 3.5% for this property is below the expected return in the Lisbon market, suggesting that it may not provide optimal cash flow for investors. Given that the property is overpriced with a gap to fair value of 15.2%, careful consideration is required before entering a long-term rental agreement. Buy-and-hold While the ongoing suburban development in Benfica may present some future appreciation potential, the current pricing indicates that the property is overpriced when compared to its fair value. Investors should be cautious, as the higher entry price could limit long-term capital gains due to market corrections. Family rental Although the property has a decent condition rating of 85/100, the fact that it is overpriced by 15.2% raises concerns about profitability for family-oriented rentals. Furthermore, the neighbourhood score of 73/100 suggests that while it may cater to families, the financial aspects may not align favorably with investor expectations.
Tenant turnover risk The tenant stability score of 65/100 indicates a higher likelihood of tenant turnover, which could result in increased vacancy rates and potential loss of rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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