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, 2-bathroom apartment of 83 m² on the 3rd floor, energy rating C. Located on estrada da Luz, São Domingos de Benfica parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a dedicated laundry area and a storage room in the entrance hall, enhancing both functionality and convenience for daily living.
The valuation. The asking price of €640,000 is significantly above the fair value of €554,591, indicating that it is overpriced by €85,409 (15.4%). This discrepancy suggests a lack of alignment with market expectations. Buy-to-flip angle. A resale strategy could focus on minor renovations to enhance the apartment’s appeal, aiming for a profitable flip in a strong market. However, given its current pricing, this approach is risky. Buy-to-let angle. The estimated monthly rental income of €1,227 provides a gross yield of 2.3%, suitable for long-term rental or family-oriented tenants. This strategy leverages the location's local amenities to attract stable renters.
Fair value modelled at €554,591 from 6 comparable sales in the area. Asking €640,000 sits €85,409 (15.4%) above — overpriced versus fair value.
Asking €640,000 versus the estrada da Luz area baseline of €470,064 (€5,663/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 €470,064, adjusted for condition and micro-location, gives a modelled fair value of €554,591 (€6,682/m²), a €85,409 (15.4%) gap versus the €640,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada da Luz | Subject | €640,000 | €7,711 | — | 80 | 75 |
| estrada da Ameixoeira, 21 | Active | €430,000 | €4,624 | 40.0% | 78 | 75 |
| rua da Venezuela | Active | €479,000 | €7,149 | 7.3% | 80 | 69 |
| Alvalade · 38be33 | Active | €420,000 | €6,364 | 17.5% | 80 | 81 |
| rua António Nobre, 24 | Active | €449,900 | €4,999 | 35.2% | 80 | 79 |
| Median comp | €439,950 | €5,682 | 26.3% | 80 | 77 |
Long-term rental The property is overpriced by 15.4% compared to its fair value, making it a less attractive long-term rental investment. With a gross yield of only 2.3%, this property does not offer the necessary return to justify the high price. Family rental Given the strong local amenities and good reputation for schools, the property could potentially attract families; however, at €640,000, it is 15.4% above fair value. The lower yield of 2.3% raises concerns about the financial viability for a family rental investment in this overpriced market. Buy-and-hold While the neighborhood boasts strong amenities and economic stability, the property is currently overpriced at €640,000, 15.4% above its fair value. This elevated price point, coupled with a modest yield of 2.3%, diminishes the appeal of a buy-and-hold strategy in this scenario.
Economic downturn risk With an economic stability score of 80/100, there's a potential risk of downturn impacting property values due to tenant stability being lower at 70/100, indicating vulnerability in tenant retention during economic fluctuations.
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