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, 1-bathroom apartment of 56 m² on the 12th floor, built in 1963, energy rating C. Located Benfica parish, Lisbon municipality, Lisbon district. This apartment features two solar fronts, ensuring abundant natural light throughout the day and contributing to a warm and inviting living environment.
The valuation. The asking price of €395,000 sits €135,588 (52.3%) above the fair value of €259,412, indicating the property is overpriced. This discrepancy suggests that potential buyers may need to negotiate significantly to align with market expectations.
Fair value modelled at €259,412 from 5 comparable sales in the area. Asking €395,000 sits €135,588 (52.3%) above — overpriced versus fair value.
Asking €395,000 versus the Benfica, Lisbon, Lisbon area baseline of €250,367 (€4,471/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 is below the parish average, reducing 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 €250,367, adjusted for condition and micro-location, gives a modelled fair value of €259,412 (€4,632/m²), a €135,588 (52.3%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Benfica · a8ed50 | Subject | €395,000 | €7,054 | — | 75 | 70 |
| Lumiar · 4ba1fe | Active | €485,000 | €6,554 | 7.1% | 74 | 76 |
| Encosta do Sol · f5e9c4 | Active | €320,000 | €4,324 | 38.7% | 73 | 72 |
| rua 3 | Active | €315,000 | €4,632 | 34.3% | 73 | 76 |
| Encosta do Sol · f5e9cc | Active | €320,000 | €4,324 | 38.7% | 75 | 82 |
| Median comp | €320,000 | €4,478 | 36.5% | 74 | 76 |
Long-term rental The 2-bed apartment in Benfica is priced at €395,000, which is 52.3% above its fair value of €259,412, making it an unsuitable candidate for long-term rental strategies. With a gross yield of only 3.2%, the property does not provide an attractive return compared to its valuation. Buy-and-hold Investing in this property for a buy-and-hold strategy appears problematic due to its overpriced status, as reflected by the significant gap of 52.3% from fair value. The lower yield of 3.2% indicates a lack of potential for substantial appreciation over time. Family rental The property being listed at €395,000 is an excessive investment for families seeking a rental, as it sits well above the fair value of €259,412. This significant premium, paired with a 3.2% yield, suggests that it may not meet the financial expectations of family renters, thus limiting its desirability in the market.
Tenant turnover risk The tenant stability score of 65/100 indicates a higher likelihood of tenant turnover, which could lead to increased vacancy periods and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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