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 163 m² on the 3rd floor, energy rating A. Located on rua António Alçada Baptista, 2, São Domingos de Benfica parish, Lisbon municipality, Lisbon district. Noteworthy Features: The rooftop pool features a retractable enclosure, while the entrance lobby is adorned with high-end finishes, emphasizing the premium nature of the residence.
The valuation. The asking price of €980,000 is significantly above the fair value of €822,041, representing an overvaluation of €157,959 (19.2%). This premium price does not align with the market fundamentals. Buy-to-flip angle. With the property being in superior condition and situated in a desirable neighborhood, a buy-and-flip strategy could capitalize on potential cosmetic updates to attract higher resale prices. However, the current pricing limits short-term profit potential. Buy-to-let angle. Estimated rental income of €2,205/month offers a gross yield of 2.7%, suitable for a buy-and-hold investment strategy targeting families seeking high-quality, minimalist living. This area provides essential amenities and a robust economic backdrop.
Fair value modelled at €822,041 from 6 comparable sales in the area. Asking €980,000 sits €157,959 (19.2%) above — overpriced versus fair value.
Asking €980,000 versus the rua António Alçada Baptista, 2 area baseline of €737,476 (€4,524/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €737,476, adjusted for condition and micro-location, gives a modelled fair value of €822,041 (€5,043/m²), a €157,959 (19.2%) gap versus the €980,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua António Alçada Baptista, 2 | Subject | €980,000 | €6,012 | — | 86 | 80 |
| estrada de Alfragide, 43 | Active | €415,000 | €3,915 | 34.9% | 80 | 84 |
| Avenidas Novas · 5b86ec | Active | €900,000 | €6,923 | 15.1% | 87 | 83 |
| rua Doutor Sidónio Pais | Active | €750,000 | €3,000 | 50.1% | 75 | 73 |
| rua Maestro Frederico de Freitas | Active | €870,000 | €5,118 | 14.9% | 80 | 82 |
| Median comp | €810,000 | €4,517 | 24.9% | 80 | 83 |
Long-term rental With a gross yield of 2.7%, this property represents a lower return potential compared to the fair value of €822,041, indicating it is overpriced at €980,000. The strong economy and amenities in the São Domingos de Benfica area could attract tenants, but the current price limits profitability. Buy-and-hold Although holding onto a property can traditionally yield long-term capital appreciation, the current pricing suggests that this 3-bed apartment is overpriced by 19.2%. Investors who pursue a buy-and-hold strategy may struggle to achieve expected returns given the high initial investment relative to fair value. Family rental While the property could serve as a family rental in a desirable area with solid tenant quality, its listing price of €980,000 indicates it is overpriced compared to the fair value. Potential earnings from family rentals may not justify the high entry cost, limiting attractive options for prospective landlords.
Tenant turnover risk: With a tenant stability score of 75/100, there is a moderate risk of tenant turnover impacting cash flow and overall property income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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