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, 2-bathroom apartment of 85 m², built in 1972, energy rating D. Located São Domingos de Benfica parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment's dual balconies enhance both solar exposure and outdoor living options, while its open-concept design fluidly connects the spacious living area and kitchen for stylish entertaining.
The valuation. The asking price of €629,900 exceeds the fair value of €528,424 by €101,476, or 19.2%. This property is overpriced and may deter savvy investors.
Fair value modelled at €528,424 from 6 comparable sales in the area. Asking €629,900 sits €101,476 (19.2%) above — overpriced versus fair value.
Asking €629,900 versus the São Domingos de Benfica, Lisbon, Lisbon area baseline of €411,020 (€4,836/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €411,020, adjusted for condition and micro-location, gives a modelled fair value of €528,424 (€6,217/m²), a €101,476 (19.2%) gap versus the €629,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Domingos de Benfica · 5e64d0 | Subject | €629,900 | €7,411 | — | 80 | 80 |
| Benfica · 3d9814 | Active | €599,900 | €6,521 | 12.0% | 78 | 76 |
| Benfica · b7b4f2 | Active | €599,900 | €6,249 | 15.7% | 80 | 80 |
| rua Virgínia Vitorino, 13 | Active | €570,000 | €5,644 | 23.8% | 80 | 82 |
| rua Eng. º Nobre Guedes, 9-3 | Active | €599,900 | €5,454 | 26.4% | 80 | 79 |
| Median comp | €599,900 | €5,947 | 19.8% | 80 | 80 |
Long-term rental The property is overpriced at €629,900, with a fair value estimated at €528,424, indicating a gap of 19.2%. While the yield of 2.7% gross may appeal to some investors, the high purchase price diminishes potential returns significantly in a long-term rental context. Buy-and-hold This investment poses challenges due to its overpriced nature, trading at a 19.2% premium over its fair value of €528,424. Consequently, the expected returns from a buy-and-hold strategy are likely to be less enticing, given the current market valuation and modest yield of 2.7%. Luxury market Despite being located in a desirable central Lisbon area near Estrela and Lapa, the apartment's listing price of €629,900 reflects an overpriced position relative to its fair value of €528,424. The luxury market typically expects exceptional value; thus, this property may not attract high-end buyers willing to pay a premium for perceived prestige at its current valuation.
Tenant turnover risk Given a tenant stability score of 80/100, there is a moderate risk of potential turnover leading to vacancy periods that could affect cash flow.
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