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 94 m², energy rating C. Located on rua Ernesto da Silva, 13, Benfica parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts a stylish open-plan living space complemented by high-end cabinetry and fixtures, ensuring a contemporary aesthetic and exceptional attention to detail throughout.
The valuation. The asking price of €529,900 is significantly above the fair value of €420,126, presenting an excess of €109,774 (20.7%). This property is overpriced and may not attract serious buyers unless the price is adjusted downwards.
Fair value modelled at €420,126 from the area baseline, adjusted for condition and location. Asking €529,900 sits €109,774 (20.7%) above — overpriced versus fair value.
Asking €529,900 versus the rua Ernesto da Silva, 13 area baseline of €445,560 (€4,740/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 81). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 70 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Ernesto da Silva, 13
Area baseline €445,560 + condition +€11,456 + location +€38,498 = modelled fair value of €420,126 (€4,469/m²), a €109,774 (20.7%) gap versus the €529,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Ernesto da Silva, 13 | Subject | €529,900 | €5,637 | — | 80 | 76 |
| avenida do Uruguai | Active | €529,900 | €4,689 | 16.8% | 82 | 69 |
| praceta José Magro | Active | €359,000 | €3,989 | 29.2% | 80 | 74 |
| Benfica · 957064 | Active | €599,000 | €4,992 | 11.5% | 80 | 71 |
| rua Augusto Costa, 6A | Active | €599,000 | €4,992 | 11.5% | 75 | 68 |
| Median comp | €564,450 | €4,841 | 14.1% | 80 | 70 |
Long-term rental The property in Benfica, listed at €529,900, represents a 20.7% gap from its fair value of €420,126, indicating that it is overpriced. With a gross yield of 3.1%, its financial metrics do not justify the current listing price, making it less appealing for long-term rental investment. Buy-and-hold This apartment's listing price of €529,900 is significantly above its fair value of €420,126, which places it in the overpriced category. Although the area has stable employment prospects, the investment does not align with desired equity growth and income ratios for a buy-and-hold strategy given the 3.1% yield. Family rental While the property is located in a neighborhood with ample amenities and a respectable condition score of 83/100, the listing price of €529,900 exceeds the fair value by 20.7%, indicating it is overpriced. Consequently, the expected returns from a family rental perspective are diminished given the low yield of 3.1%, reducing its attractiveness as a stable long-term rental option.
Tenant turnover risk: With a tenant stability score of 75/100, there is a potential risk of higher tenant turnover and associated costs impacting the property’s income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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