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, 3-bathroom apartment of 150 m² on the 2nd floor, built in 1984, energy rating D. Located on estrada de Benfica, Falagueira-Venda Nova parish, Amadora municipality, Lisbon district. Noteworthy Features: The living room boasts a cozy fireplace and expansive 40 m² layout, promoting comfort and warmth, while the building's low occupancy ensures a peaceful living environment.
The valuation. The asking price of €485,000 exceeds the fair value of €400,582 by €84,418 (21.1%). As such, this property is considered overpriced, reflecting a significant gap between market expectations and true value.
Fair value modelled at €400,582 from 6 comparable sales in the area. Asking €485,000 sits €84,418 (21.1%) above — overpriced versus fair value.
Asking €485,000 versus the estrada de Benfica area baseline of €276,174 (€1,841/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €276,174, adjusted for condition and micro-location, gives a modelled fair value of €400,582 (€2,671/m²), a €84,418 (21.1%) gap versus the €485,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada de Benfica | Subject | €485,000 | €3,233 | — | 70 | 75 |
| Mina de Água · f5ebe9 | Active | €295,000 | €3,242 | 0.3% | 73 | 73 |
| Encosta do Sol · 023b1d | Active | €389,900 | €2,671 | 17.4% | 74 | 68 |
| rua Cândido dos Reis, 40 2º | Active | €179,000 | €2,081 | 35.6% | — | 73 |
| avenida General Humberto Delgado | Active | €275,000 | €3,161 | 2.2% | — | 79 |
| Median comp | €285,000 | €2,916 | 9.8% | 74 | 73 |
Long-term rental The property is overpriced at €485,000 against a fair value of €400,582, presenting a gap of 21.1%. With a gross yield of 3%, the long-term rental strategy is not financially attractive and may lead to lower returns for investors. Family rental Due to the current listing price being 21.1% above fair value, the family rental strategy may falter as potential tenants prioritize more affordable options. The neighborhood's decent amenities score of 75/100 could attract families, but the price point is still a barrier. Buy-and-hold Investors should reconsider the buy-and-hold strategy given that the property is currently overpriced relative to its fair market value. While the location offers good access to Lisbon’s amenities, the lack of appreciation potential due to the inflated price diminishes the long-term prospects of this investment.
Tenant turnover risk: With a tenant stability score of 70/100, there is a moderate risk of increased turnover, which could lead to higher vacancy rates 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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