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 89 m², built in 1975, energy rating E. Located on rua Ernesto da Silva, 13, Benfica parish, Lisbon municipality, Lisbon district. This property boasts excellent solar exposure, ensuring energy efficiency and natural lighting throughout, while its proximity to a range of local amenities enhances daily convenience.
The valuation. The asking price of €429,900 is significantly above the fair value of €378,793, indicating the property is overpriced by €51,107 (13.5%). This discrepancy suggests potential challenges in achieving a suitable return on investment.
Fair value modelled at €386,427 from 6 comparable sales in the area. Asking €429,000 sits €42,573 (11.0%) above — overpriced versus fair value.
Asking €429,000 versus the rua Doutor João de Barros area baseline of €375,208 (€4,690/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €375,208, adjusted for condition and micro-location, gives a modelled fair value of €386,427 (€4,830/m²), a €42,573 (11.0%) gap versus the €429,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor João de Barros | Subject | €429,000 | €5,363 | — | 87 | 76 |
| rua Doutor João de Barros, 25 | Active | €429,900 | €4,830 | 9.9% | 85 | 83 |
| Benfica · 828ea3 | Active | €429,900 | €4,830 | 9.9% | 75 | 74 |
| São Domingos de Benfica · 19f45f | Active | €499,900 | €5,617 | 4.7% | 78 | 83 |
| rua Maria Lalande | Active | €489,000 | €5,433 | 1.3% | 80 | 66 |
| Median comp | €459,450 | €5,132 | 4.3% | 79 | 79 |
Long-term rental With a current listing price of €429,900, this 2-bed apartment in Benfica, Lisbon is about 13.5% above the fair value of €378,793, making it overpriced for a long-term rental investment. The gross yield of 3.2% does not sufficiently compensate for the purchase price, given the risks associated with overpaying in today's market. Buy-and-hold Investing in this apartment as a buy-and-hold strategy presents challenges due to the 13.5% premium over the fair value, leading to an uphill battle to achieve significant appreciation. The combination of a moderate gross yield of 3.2% and an overpriced entry point may hinder long-term value realization. Family rental Positioned as a family rental, this property is currently overpriced by 13.5%, making it less appealing to potential tenants looking for value. Given its overall condition score of 80/100, families might expect more amenities or lower pricing for the current market valuation, emphasizing the risk of tenant turnover in an overpriced scenario.
Tenant turnover risk With a tenant stability score of 70/100, there is a heightened risk of tenant turnover, which could disrupt cash flow and increase vacancy costs.
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