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 78 m² on the 2nd floor. Located São Domingos de Benfica parish, Lisbon municipality, Lisbon district. This apartment features a versatile private terrace, perfect for outdoor dining or relaxation, enhancing the living experience in the desirable Alto dos Moinhos neighborhood.
The valuation. The asking price of €470,000 is significantly above fair value, which is determined to be €311,339, indicating an excessive premium of €158,661 (51.0%). This property is therefore categorized as overpriced.
Fair value modelled at €311,339 from 6 comparable sales in the area. Asking €470,000 sits €158,661 (51.0%) above — overpriced versus fair value.
Asking €470,000 versus the São Domingos de Benfica, Lisbon, Lisbon area baseline of €256,829 (€3,293/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €256,829, adjusted for condition and micro-location, gives a modelled fair value of €311,339 (€3,992/m²), a €158,661 (51.0%) gap versus the €470,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Domingos de Benfica · 57f862 | Subject | €470,000 | €6,026 | — | 70 | 81 |
| rua Florbela Espanca, 15 | Active | €285,000 | €3,750 | 37.8% | 74 | 74 |
| Benfica · 15e3bd | Active | €315,000 | €5,000 | 17.0% | 70 | 79 |
| Águas Livres · 86cb47 | Active | €263,000 | €3,653 | 39.4% | 73 | 75 |
| rua Cabo Delgado | Active | €320,000 | €4,000 | 33.6% | 75 | 73 |
| Median comp | €300,000 | €3,875 | 35.7% | 74 | 75 |
Long-term rental This property at €470,000, compared to its fair value of €311,339, presents a 51.0% gap that indicates it is overpriced and offers a relatively low yield of 3% gross. While the neighbourhood boasts an 81/100 rating, the significant overvaluation hinders its attractiveness as a sustainable long-term rental investment. Short-term vacation rental Priced at €470,000, this 2-bed apartment is substantially above its fair value of €311,339, reflecting a 51.0% premium that categorizes it as overpriced. Even with high demand in the urban Lisbon area, the overpricing diminishes the viability of this strategy, especially given the low yield of 3% gross. Buy-and-hold With a listing price of €470,000 against a fair value of €311,339, this property is overpriced by 51.0%, questioning its long-term profitability as a buy-and-hold investment. The decent neighbourhood score of 81/100 does not compensate for the overvaluation, resulting in a lack of appeal for potential long-term gains. Not ideal for: Luxury market, Student housing
Tenant turnover risk With a tenant stability score of 65/100, there is a moderate risk of high turnover, which could lead to increased vacancy costs and potential loss of rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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