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 1998, energy rating C. Located on estrada da Luz, 62, São Domingos de Benfica parish, Lisbon municipality, Lisbon district. This apartment uniquely features unobstructed city and countryside views from its large windows and balcony, enhancing the living experience with a vibrant outdoor ambiance.
The valuation. The asking price of €735,000 is significantly above fair value, which sits at €580,263. With a premium of €154,737 (26.7%), the property is overvalued in the current market.
Fair value modelled at €580,263 from 5 comparable sales in the area. Asking €735,000 sits €154,737 (26.7%) above — overpriced versus fair value.
Asking €735,000 versus the estrada da Luz, 62 area baseline of €461,090 (€3,137/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 €461,090, adjusted for condition and micro-location, gives a modelled fair value of €580,263 (€3,947/m²), a €154,737 (26.7%) gap versus the €735,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada da Luz, 62 | Subject | €735,000 | €5,000 | — | 80 | 82 |
| rua João Ortigão Ramos | Active | €549,900 | €4,364 | 12.7% | 79 | 76 |
| Lumiar · 23f4e6 | Active | €599,000 | €3,915 | 21.7% | 72 | 83 |
| rua Fernando Lopes Graça | Active | €685,000 | €4,536 | 9.3% | 73 | 69 |
| rua Leopoldo de Almeida S / N | Active | €650,000 | €3,916 | 21.7% | 72 | 79 |
| Median comp | €624,500 | €4,140 | 17.2% | 73 | 78 |
Long-term rental The property is overpriced by 26.7%, which significantly impacts the potential yield of 3.1%, making it less appealing for long-term rental purposes. Although the neighbourhood boasts a good quality rating of 82/100, the high acquisition cost may outweigh the benefits of steady rental income. Buy-and-hold With a fair value of €580,263 compared to the listing price of €735,000, this buy-and-hold investment is not advisable as it is currently overpriced. Despite strong economic stability in the area due to nearby employment centers, the high initial price diminishes potential appreciation over time. Family rental The apartment's gross yield of 3.1% falls short of expectations, especially considering it is overpriced by 26.7%. While the property is located in a desirable neighbourhood with a quality rating of 82/100, the elevated price point could limit its attractiveness to families seeking value. Not ideal for: Student housing Given the current property listing price and rent yield, this apartment is not suitable for student housing investments. The higher price point does not align with the often lower rental rates in student markets. Not ideal for: Agricultural investment This property, located in an urban area of Lisbon, is ill-suited for agricultural investment due to its type and location. Agriculture requires land with appropriate zoning and conditions, which this apartment does not provide.
Tenant turnover risk With a tenant stability score of 70/100, there is a considerable risk of turnover, which could lead to increased vacancies and potential income loss.
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