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 60 m², built in 1964, energy rating D. Located on rua do Benformoso, Santa Maria Maior parish, Lisbon municipality, Lisbon district. Notable Features: The apartment is situated within a vibrant industrial area, providing convenient access to business services and major roadways, enhancing its accessibility for work purposes.
The valuation. The asking price of €650,000 is €177,828 (37.7%) above the fair value of €472,172, suggesting the property is overpriced. This discrepancy indicates a misalignment between current market expectations and valuation metrics.
Fair value modelled at €472,172 from 6 comparable sales in the area. Asking €650,000 sits €177,828 (37.7%) above — overpriced versus fair value.
Asking €650,000 versus the rua do Benformoso area baseline of €454,525 (€7,575/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €454,525, adjusted for condition and micro-location, gives a modelled fair value of €472,172 (€7,870/m²), a €177,828 (37.7%) gap versus the €650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Benformoso | Subject | €650,000 | €10,833 | — | 78 | 86 |
| Estrela · 6fba50 | Active | €845,000 | €8,989 | 17.0% | 75 | 82 |
| rua do Vale de Santo António | Active | €499,900 | €8,332 | 23.1% | 80 | 81 |
| avenida da Liberdade | Active | €1,020,906 | €12,923 | 19.3% | — | 81 |
| largo das Olarias | Active | €395,000 | €3,911 | 63.9% | 76 | 81 |
| Median comp | €672,450 | €8,661 | 20.1% | 76 | 81 |
Long-term rental The €650,000 listing price significantly surpasses the fair value of €472,172, indicating it is overpriced by 37.7%. With a gross yield of only 2.3%, investors may struggle to achieve satisfactory cash flow from a long-term rental in this central Lisbon location. Buy-and-hold While the neighborhood benefits from a high amenity score of 86/100, the significant gap from fair value suggests that this property is overpriced at €650,000. A buy-and-hold strategy could lead to unrealized potential for appreciation, as market fluctuations may not support the current asking price. Short-term vacation rental At €650,000, this property is overpriced by 37.7% compared to its fair value, which may limit profitability in the short-term rental market despite its prime location near tourism areas. The gross yield of 2.3% reflects challenges in generating adequate returns from short-term rentals given the inflated purchase price.
Tenant turnover risk With a tenant stability score of 75/100, there is a moderate risk of increased turnover, which can 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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