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 92 m² on the 8th floor, built in 1970, energy rating D. Located São Domingos de Benfica parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes two enclosed balconies that provide additional living space and potential for customization, as well as a pantry, enhancing storage options in a compact design.
The valuation. The asking price of €470,000 is €181,908 (63.1%) above the fair value of €288,092, indicating that the property is overpriced. This discrepancy should be considered in any investment decision.
Fair value modelled at €288,092 from 6 comparable sales in the area. Asking €470,000 sits €181,908 (63.1%) above — overpriced versus fair value.
Asking €470,000 versus the São Domingos de Benfica, Lisbon, Lisbon area baseline of €314,650 (€3,420/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 60/100 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 €314,650, adjusted for condition and micro-location, gives a modelled fair value of €288,092 (€3,131/m²), a €181,908 (63.1%) gap versus the €470,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Domingos de Benfica · 5b873a | Subject | €470,000 | €5,109 | — | 61 | 81 |
| Águas Livres · 15e1da | Active | €265,000 | €3,155 | 38.2% | 62 | 78 |
| Benfica · 3a7011 | Active | €370,000 | €4,353 | 14.8% | 68 | 80 |
| Benfica · 3a739c | Active | €370,000 | €4,353 | 14.8% | 65 | 76 |
| Águas Livres · f5eb33 | Active | €230,000 | €3,108 | 39.2% | — | 73 |
| Median comp | €317,500 | €3,754 | 26.5% | 65 | 77 |
Long-term rental Despite the attractive location of the 2-bed apartment in São Domingos de Benfica, the property is overpriced at €470,000 compared to its fair value of €288,092, resulting in a significant gap of 63.1%. With a gross yield of only 3.3%, the investment potential is further diminished, making it less appealing for long-term rental strategies. Buy-and-hold The current listing price of €470,000 for this apartment does not align with its fair value of €288,092, presenting a 63.1% disparity that indicates the property is overpriced. As a buy-and-hold investment, the already low gross yield of 3.3% suggests further challenges in generating satisfactory returns over time. Family rental Targeting families as potential tenants may be a strategy for the apartment, but at €470,000, it ranks as overpriced against a fair value of €288,092, showing a 63.1% gap. The current yield of 3.3% is not compelling enough to offset the high acquisition cost, making this strategy inherently flawed in the current pricing climate.
Tenant turnover risk A tenant stability score of 75/100 indicates that there may be a moderate risk of higher tenant turnover, potentially impacting rental income.
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