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.
5-bedroom, 3-bathroom apartment of 162 m² on the 5th floor, energy rating C. Located on estrada da Luz, São Domingos de Benfica parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes two closed balconies, enhancing the usable living space and providing enjoyable outdoor extensions, while the well-maintained modern kitchen features high-quality materials for durability.
The valuation. The asking price of €780,000 is €72,912 (9.3%) above the fair value of €707,088, indicating that the property is overpriced and does not represent a sound investment based on current market valuations.
Fair value modelled at €707,088 from the area baseline, adjusted for condition and location. Asking €780,000 sits €72,912 (9.3%) above — overpriced versus fair value.
Asking €780,000 versus the estrada da Luz area baseline of €859,572 (€5,306/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 75 · Materials 77 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 85 · Amenities 70 · Economic 90 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
estrada da Luz
Area baseline €859,572 + condition +€2,784 + location +€66,347 = modelled fair value of €707,088 (€4,365/m²), a €72,912 (9.3%) gap versus the €780,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada da Luz | Subject | €780,000 | €4,815 | — | 75 | 76 |
| rua Cidade de Cádiz, 14 | Active | €748,000 | €5,020 | 4.3% | 68 | 83 |
| rua Professor Carlos Teixeira | Active | €1,070,000 | €4,350 | 9.7% | 72 | 77 |
| avenida João XXI | Active | €1,850,000 | €5,606 | 16.4% | 72 | 82 |
| avenida Marquês de Tomar, 92C | Active | €1,700,000 | €8,586 | 78.3% | 80 | 81 |
| Median comp | €1,385,000 | €5,313 | 10.3% | 72 | 82 |
Long-term rental The property, priced at €780,000, is currently above its fair value of €707,088, indicating it is OVERPRICED by 9.3%. With a gross yield of 3.5%, the investment does not provide sufficient financial incentive for long-term rental profitability given the current market conditions. Buy-and-hold Despite being located within the Lisbon metropolitan area, the property’s listing price significantly exceeds the fair market value, rendering it OVERPRICED. The projected long-term appreciation is insufficient to compensate for the current purchase price, suggesting a lack of viability for a buy-and-hold strategy. Family rental While ideal for family rentals given its size and neighborhood context, the property remains OVERPRICED at €780,000 compared to the fair value of €707,088. Therefore, this investment opportunity is less attractive to families looking for affordable long-term options in a well-rated area.
Tenant turnover risk As the tenant stability score is 65/100, there is a significant risk of tenant turnover, which could lead to increased vacancy rates and potential loss of 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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