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 72 m² on the 3rd floor, built in 1961, energy rating C. Located on rua Padre Francisco Álvares, São Domingos de Benfica parish, Lisbon municipality, Lisbon district. This apartment features elegant wooden flooring and double-glazed windows that enhance both aesthetics and comfort by providing excellent thermal and acoustic insulation.
The valuation. The asking price of €420,000 is slightly above the fair value of €402,571, representing a difference of €17,429 (4.3%). This indicates that the property is priced at a fair level, reflecting its quality and location.
Fair value modelled at €402,571 from 6 comparable sales in the area. Asking €420,000 sits €17,429 (4.3%) above — overpriced versus fair value.
Asking €420,000 versus the rua Padre Francisco Álvares area baseline of €316,242 (€4,392/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €316,242, adjusted for condition and micro-location, gives a modelled fair value of €402,571 (€5,591/m²), a €17,429 (4.3%) gap versus the €420,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Padre Francisco Álvares | Subject | €420,000 | €5,833 | — | 75 | 79 |
| calçada dos Sete Moinhos | Active | €354,000 | €4,720 | 19.1% | 72 | 83 |
| Lumiar · 834198 | Active | €319,000 | €5,696 | 2.3% | 74 | 76 |
| rua Cândido Figueiredo S / N | Active | €340,000 | €5,231 | 10.3% | 76 | 76 |
| rua Padre Francisco Álvares, 22 | Active | €395,000 | €5,486 | 6.0% | 72 | 84 |
| Median comp | €347,000 | €5,359 | 8.1% | 73 | 80 |
Long-term rental The 2-bed apartment in São Domingos de Benfica is positioned to generate a steady yield of 3.3% gross, which is fairly aligned with market expectations. Given its fair value of €402,571 and the listing price of €420,000, it remains a competitively priced option for long-term tenants looking for a stable living environment. Buy-and-hold With the apartment's fair condition rating of 79/100 and its location in a desirable neighborhood, it presents a solid opportunity for investors adopting a buy-and-hold strategy. The fair value relationship suggests that while there is no immediate upside in pricing, the property will provide consistent returns in the long run. Family rental The spacious layout of this 72m² apartment makes it an appealing choice for families seeking long-term rental options in a well-connected area. Although priced fairly at €420,000, the apartment is likely to attract quality tenants, ensuring reliable occupancy rates despite the lack of significant value appreciation potential.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of turnover, which could impact rental income and occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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