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 110 m² on the 5th floor, built in 1969, energy rating D. Located on rua dos Soeiros In São Domingos, São Domingos de Benfica parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts high-quality finishes with a cohesive design aesthetic, along with excellent thermal comfort provided by double-glazed windows and electric shutters throughout. Local Amenities: Just minutes from the vibrant Colombo Shopping Center and the iconic Estádio da Luz, enhancing urban living convenience.
The valuation. The asking price of €629,900 sits €30,000 above the fair value of €599,900, representing a 5.0% premium. While not excessively overpriced, the property remains at its fair valuation.
Fair value modelled at €599,900 from 5 comparable sales in the area. Asking €629,900 sits €30,000 (5.0%) above — overpriced versus fair value.
Asking €629,900 versus the rua dos Soeiros In São Domingos area baseline of €467,372 (€4,249/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €467,372, adjusted for condition and micro-location, gives a modelled fair value of €599,900 (€5,454/m²), a €30,000 (5.0%) gap versus the €629,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Soeiros In São Domingos | Subject | €629,900 | €5,726 | — | 85 | 81 |
| rua Eng. º Nobre Guedes, 9-3 | Active | €599,900 | €5,454 | 4.8% | 80 | 78 |
| rua Eng. º Nobre Guedes, 9-3 | Active | €599,900 | €5,454 | 4.8% | 78 | 80 |
| estrada de Benfica | Active | €499,900 | €4,950 | 13.6% | 80 | 76 |
| rua Manuel Múrias | Active | €549,900 | €5,788 | 1.1% | 85 | 78 |
| Median comp | €574,900 | €5,454 | 4.8% | 80 | 78 |
Long-term rental The property offers a gross yield of 2.8% in a popular residential area, which aligns with the overall market standards in São Domingos de Benfica. Given the fair valuation relative to the listing price, it can provide stable rental income over time, potentially appealing to mid-to-long-term tenants. Short-term vacation rental While the condition of the property is good with a score of 85/100, the gross yield of 2.8% suggests limited profitability in the short-term rental market compared to potential alternatives. With the neighborhood's promising amenities and tourism appeal, it may still attract occasional vacationers but lacks the yield performance for aggressive short-term investment. Buy-and-hold The decent neighborhood score of 81/100 reflects the potential for long-term appreciation in property value, although the price is only fair relative to estimated value. The consistent job market and nearby well-regarded schools enhance the attractiveness for holding this property as a long-term asset, but future returns might not justify high purchase prices. Not ideal for luxury market The property’s specifications and neighborhood characteristics do not align with luxury market expectations, making it less likely to attract high-net-worth buyers. Thus, it operates more effectively within the standard residential segment, maintaining fair market standing without the luxury appeal. Not ideal for student housing While the area has decent schools, it may not be the most attractive option for student rental markets, limiting tenant demand within this niche. Subsequently, any prospective rental income from this demographic may not be sufficient to warrant high investment in a student-focused strategy.
Tenant turnover risk With a tenant stability score of 70/100, there is a considerable risk of higher turnover rates, which could lead to increased vacancy periods and costs related to finding new tenants.
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