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 135 m² on the 2nd floor, built in 2010, energy rating C. Located on rua João Chagas, São Domingos de Benfica parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes two garage spaces with the potential for electric vehicle charging installation, enhancing its appeal for environmentally conscious buyers.
The valuation. The asking price of €750,000 is significantly above the fair value of €652,456, representing an overprice of €97,544 (15.0%). This indicates a cautious approach for potential investors.
Fair value modelled at €652,456 from 6 comparable sales in the area. Asking €750,000 sits €97,544 (15.0%) above — overpriced versus fair value.
Asking €750,000 versus the rua João Chagas area baseline of €561,255 (€4,157/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €561,255, adjusted for condition and micro-location, gives a modelled fair value of €652,456 (€4,833/m²), a €97,544 (15.0%) gap versus the €750,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua João Chagas | Subject | €750,000 | €5,556 | — | 70 | 81 |
| rua Olavo d'Eça Leal | Active | €650,000 | €5,372 | 3.3% | 75 | 84 |
| rua Doutor Bastos Gonçalves S / N | Active | €710,000 | €5,547 | 0.2% | 73 | 78 |
| Benfica · 86cb18 | Active | €549,900 | €5,788 | 4.2% | 82 | 81 |
| rua Virgílio Martinho, 3 | Active | €730,000 | €4,294 | 22.7% | 74 | 73 |
| Median comp | €680,000 | €5,460 | 1.7% | 75 | 80 |
Long-term rental Despite the property's decent condition score of 74/100, the 2.5% gross yield and a fair value gap of 15.0% indicate that this investment is overpriced and may not meet long-term rental income expectations. The strong amenities and good neighborhood rating of 81/100 are positives, but they alone do not justify the current price point. Buy-and-hold While holding this property may offer some appreciation potential in a strong market, the gap of 15.0% from fair value suggests that the purchase price is excessive for a buy-and-hold strategy. Potential return on investment may be hindered by the current yield of 2.5%, which does not align with the anticipated growth trends in this part of Lisbon. Value-add renovation Investing in renovations could enhance the property's condition and potentially improve its appeal, yet the current price of €750,000 remains above fair value, categorizing it as overpriced. A focused approach to value-add strategies could lead to improved returns, but the initial cost could limit profitability given the existing valuation gap.
Tenant turnover risk With a tenant stability score of 75, there is a significant risk of increased tenant turnover, which may lead to higher vacancy rates and associated costs in the future.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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