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.
4-bedroom, 6-bathroom duplex of 225 m², built in 1950, energy rating C. Located on rua de São Bento, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property includes a unique independent terrace accessible from the dining room, ideal for outdoor leisure and entertaining, and it offers permanent on-site security due to its prestigious location.
The valuation. The asking price of €3,480,000 is significantly above the fair value of €1,031,134, resulting in an overvaluation of €2,448,866 (70.4%). The property is unequivocally overpriced for the market. Buy-to-flip angle. A resale strategy could target the upscale market, aiming to capitalize on its luxurious finishes and desirable location, though the fundamental overpricing limits potential profit margins. Buy-to-let angle. With an estimated gross yield of 1.5% (~€4,350/month), the rental income strategy targets long-term tenants and vacation rentals within the thriving Lisbon market to minimize vacancy rates and enhance returns.
Fair value modelled at €1,031,134 from the area baseline, adjusted for condition and location. Asking €3,480,000 sits €2,448,866 (70.4%) above — overpriced versus fair value.
Asking €3,480,000 versus the rua de São Bento area baseline of €1,344,825 (€5,977/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 83 · Materials 88 · Room dimensions 83). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 83/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua de São Bento
Area baseline €1,344,825 + condition +€28,125 + location +€116,959 = modelled fair value of €1,031,134 (€4,583/m²), a €2,448,866 (70.4%) gap versus the €3,480,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São Bento | Subject | €3,480,000 | €15,467 | — | 83 | 83 |
| Santa Maria Maior · 02375f | Active | €3,180,000 | €10,000 | 35.3% | 76 | 78 |
| Santo António · 49b6b9 | Active | €1,800,000 | €6,040 | 60.9% | 88 | 84 |
| Arroios · ba5701 | Active | €1,995,000 | €6,628 | 57.1% | 90 | 83 |
| rua da Sociedade Farmacêutica, 68 | Active | €1,350,000 | €8,036 | 48.0% | 78 | 83 |
| Median comp | €1,897,500 | €7,332 | 52.6% | 83 | 83 |
Long-term rental This property is overpriced with a significant gap of 70.4% from its fair value, making it a poor candidate for long-term rental investment. With a gross yield of only 1.5%, the return does not justify the high purchase price in the current market. Short-term vacation rental Even though the location in central Lisbon attracts tourists, the property’s 70.4% overpricing renders it an unsuitable investment for short-term vacation rental opportunities. The gross yield of 1.5% is far from optimal in this competitive market. Buy-and-hold The current valuation of €3,480,000 indicates that this property is overpriced by 70.4%, which compromises its attractiveness as a buy-and-hold investment. While the condition and neighborhood ratings are decent, the exceptionally high purchase price limits potential appreciation benefits for investors.
Tenant turnover risk The tenant stability score of 65/100 indicates a higher likelihood of tenant turnover, which could result in increased vacancy costs and inconsistent 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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