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 62 m², built in 1937, energy rating E. Located on rua Doutor João de Barros, 25, Benfica parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment features an open-plan living area of 50m² with modern appliances, plus pre-installation for air conditioning ensuring year-round comfort.
The valuation. The asking price of €599,900 sits €324,346 (54.1%) above the fair value of €275,554, indicating that the property is significantly overpriced. This gap limits potential investor confidence and may challenge future appreciation prospects.
Fair value modelled at €275,554 from the area baseline, adjusted for condition and location. Asking €599,900 sits €324,346 (54.1%) above — overpriced versus fair value.
Asking €599,900 versus the rua Doutor João de Barros, 25 area baseline of €293,880 (€4,740/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 78 · Materials 84 · Room dimensions 80). 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 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Doutor João de Barros, 25
Area baseline €293,880 + condition +€6,006 + location +€25,392 = modelled fair value of €275,554 (€4,444/m²), a €324,346 (54.1%) gap versus the €599,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor João de Barros, 25 | Subject | €599,900 | €9,676 | — | 78 | 76 |
| rua Coronel Santos Pedroso, 7 | Active | €429,900 | €6,934 | 28.3% | 80 | 75 |
| rua Coronel Santos Pedroso, 7 | Active | €429,900 | €6,934 | 28.3% | 80 | 70 |
| rua da República da Bolívia, 2 | Active | €579,900 | €5,799 | 40.1% | 86 | 75 |
| Benfica · 82c805 | Active | €429,900 | €4,777 | 50.6% | 80 | 79 |
| Median comp | €429,900 | €6,367 | 34.2% | 80 | 75 |
Long-term rental Given the significant gap of 54.1% between the listing price of €599,900 and the fair value of €275,554, this property is overpriced, making it less appealing for long-term rental investors. With a gross yield of only 2.1%, the potential returns do not justify the inflated purchase price. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable due to its overvaluation of 54.1% compared to fair value. The current gross yield of 2.1% indicates a lack of sufficient cash flow to support investment growth over time. Family rental While the neighborhood has a decent safety and amenities score, the significant overpricing of the property at €599,900 raises concerns for potential family rental investors. The gross yield of 2.1% does not align with the expectations for sustainable returns in the family rental market, given the oversaturated pricing compared to fair value.
Tenant turnover risk High tenant turnover is a potential concern given the 70/100 tenant stability score, which indicates that there may be challenges in retaining tenants and achieving consistent rental income.
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