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 97 m², energy rating D. Located São Domingos de Benfica parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes PVC frames with double glazing for enhanced insulation and a modern security door for added safety, making it an ideal urban living choice.
The valuation. The asking price of €629,900 is significantly above the fair value of €529,003, indicating an overvaluation of €100,897 (19.1%). This price suggests the property is not a viable investment at its current listing.
Fair value modelled at €529,003 from 6 comparable sales in the area. Asking €629,900 sits €100,897 (19.1%) above — overpriced versus fair value.
Asking €629,900 versus the São Domingos de Benfica, Lisbon, Lisbon area baseline of €406,861 (€4,194/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 €406,861, adjusted for condition and micro-location, gives a modelled fair value of €529,003 (€5,454/m²), a €100,897 (19.1%) gap versus the €629,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Domingos de Benfica · 2fca5c | Subject | €629,900 | €6,494 | — | 80 | 84 |
| rua Eng. º Nobre Guedes, 9-3 | Active | €599,900 | €5,454 | 16.0% | 78 | 80 |
| estrada de Benfica | Active | €499,900 | €4,950 | 23.8% | 80 | 76 |
| rua Eng. Nobre Guedes | Active | €599,900 | €5,504 | 15.2% | 80 | 75 |
| rua Engenheiro Nobre Guedes | Active | €599,900 | €5,454 | 16.0% | 80 | 74 |
| Median comp | €599,900 | €5,454 | 16.0% | 80 | 76 |
Long-term rental The 3-bed apartment in São Domingos de Benfica is overpriced at €629,900 compared to its fair value of €529,003, resulting in a significant 19.1% gap. With a gross yield of only 2.6%, it fails to meet the investment return expectations typically sought in long-term rental properties. Buy-and-hold Given its current price, this property does not represent an attractive option for a buy-and-hold strategy due to the 19.1% premium over fair value. The stagnating yield of 2.6% suggests that capital appreciation may not compensate for the initial overvaluation. Luxury market While positioned in a desirable neighborhood with good amenities, the apartment's price of €629,900 makes it less appealing in the luxury market segment given its 19.1% overvaluation. Buyers within this market typically expect value and a higher yield, which is not demonstrated by this current offering.
Tenant turnover risk A tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could affect rental income consistency and property profitability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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