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 147 m² on the 3rd floor, built in 1988, energy rating C. Located on estrada da Luz, São Domingos de Benfica parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property includes two private balconies off the bedrooms, enhancing outdoor space availability, alongside a garage that ensures secure parking in a bustling urban environment.
The valuation. The asking price of €735,000 is €110,705 (17.7%) above the fair value of €624,295. As such, the property is overpriced and does not represent a compelling investment opportunity.
Fair value modelled at €624,295 from 5 comparable sales in the area. Asking €735,000 sits €110,705 (17.7%) above — overpriced versus fair value.
Asking €735,000 versus the estrada da Luz area baseline of €494,329 (€3,363/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €494,329, adjusted for condition and micro-location, gives a modelled fair value of €624,295 (€4,247/m²), a €110,705 (17.7%) gap versus the €735,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada da Luz | Subject | €735,000 | €5,000 | — | 82 | 76 |
| rua República da Bolívia, 26B | Active | €479,900 | €4,247 | 15.1% | 80 | 75 |
| rua República da Bolívia, 26 | Active | €479,900 | €4,247 | 15.1% | 80 | 73 |
| rua João Ortigão Ramos | Active | €529,900 | €4,206 | 15.9% | 78 | 73 |
| rua Vila de São Martinho | Active | €620,000 | €4,079 | 18.4% | 80 | 76 |
| Median comp | €504,900 | €4,227 | 15.5% | 80 | 74 |
Long-term rental The property is overpriced at €735,000, which presents a significant gap of 17.7% compared to its fair value of €624,295. With a gross yield of only 3.1%, potential returns may not justify the purchase price in the long-term rental market. Buy-and-hold At a listing price of €735,000, this property does not align with a prudent buy-and-hold strategy, considering its fair value is estimated at €624,295, indicating a significant 17.7% overvaluation. The current rental yield of 3.1% suggests limited upside potential for long-term appreciation in this investment. Family rental The property’s price of €735,000 exceeds its fair value of €624,295 by 17.7%, making it a less attractive option for family rental investment. The yield of 3.1% further highlights the challenges of achieving sufficient returns to support this pricing in a competitive rental market.
Tenant turnover risk The tenant stability score of 75/100 indicates a potential risk of higher tenant turnover, which could lead to increased vacancy periods and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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