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.
1-bedroom, 2-bathroom apartment of 72 m² on the 1st floor, built in 1908, energy rating E. Located on rua das Laranjeiras, São Domingos de Benfica parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts two modern bathrooms, including a complete social bathroom with suspended fixtures and an aesthetically pleasing false ceiling with recessed LED lighting throughout. Additional Details: Pre-installed air conditioning enhances comfort throughout the space.
The valuation. The asking price of €399,900 sits €46,008 (13.0%) above the fair value of €353,892, indicating the property is overpriced in the current market.
Fair value modelled at €353,892 from 6 comparable sales in the area. Asking €399,900 sits €46,008 (13.0%) above — overpriced versus fair value.
Asking €399,900 versus the rua das Laranjeiras area baseline of €286,806 (€3,983/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 €286,806, adjusted for condition and micro-location, gives a modelled fair value of €353,892 (€4,915/m²), a €46,008 (13.0%) gap versus the €399,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Laranjeiras | Subject | €399,900 | €5,554 | — | — | 79 |
| rua Doutor João de Barros | Active | €429,000 | €5,363 | 3.5% | 87 | 76 |
| rua Nóbrega e Sousa | Active | €497,500 | €4,252 | 23.4% | 72 | 78 |
| rua Ernesto da Silva, 13 | Active | €429,900 | €4,830 | 13.0% | 85 | 83 |
| São Domingos de Benfica · 4681db | Active | €305,000 | €5,000 | 10.0% | 65 | 76 |
| Median comp | €429,450 | €4,915 | 11.5% | 79 | 77 |
Long-term rental The property is priced at €399,900, which is 13.0% higher than its fair value of €353,892, indicating that it is overpriced for long-term rental purposes. With a gross yield of 3.7%, the return may be less attractive compared to better-valued alternatives in the area. Family rental Given that the asking price exceeds its fair value by 13.0%, the property at €399,900 is considered overpriced for family rental use. Although the neighbourhood scores well with amenities and tenant quality, the yield of 3.7% may not justify the investment in this heating market. Buy-and-hold The listing price of €399,900 exceeds its fair value of €353,892 by 13.0%, suggesting that this buy-and-hold strategy is not well-aligned with the property’s current pricing. With a moderate yield of 3.7%, the investment in this overpriced property may yield limited upside over the long term compared to more fairly valued options. Not ideal for: Value-add renovation The current pricing of €399,900 demonstrates the property as overpriced at 13.0% above fair value, making it unsuitable for a value-add renovation strategy. With the property's condition scoring 79/100, the potential for significant appreciation through renovations is limited. Not ideal for: Short-term vacation rental This property is overpriced at €399,900, which is 13.0% above its fair value, rendering it unsuitable for short-term vacation rental strategies. With a gross yield of 3.7%, the investment would likely fall short of expectations in a competitive vacation rental market. Not ideal for: Luxury market The listing at €399,900 reflects a 13.0% premium over its fair value, categorizing it as overpriced for the luxury market. Given the quality of the neighbourhood and the property condition, it may not attract the expected clientele or return in this segment.
Potential Inconsistent Tenant Flow: With a tenant stability score of 75/100, there is a risk of inconsistent tenant turnover and possible periods of vacancy affecting 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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