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.
2-bedroom, 1-bathroom apartment of 62 m² on the 8th floor, built in 1972, energy rating E. Located São Domingos de Benfica parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment's high-quality renovation highlights minimalist design elements and premium fixtures, alongside a spacious private terrace providing unobstructed views of Monsanto and the Aqueduct of Águas Livres.
The valuation. The asking price of €545,000 exceeds the fair value of €323,096 by €221,904 (68.7%). This property is consequently deemed overpriced based on current market analysis.
Fair value modelled at €323,096 from 6 comparable sales in the area. Asking €545,000 sits €221,904 (68.7%) above — overpriced versus fair value.
Asking €545,000 versus the São Domingos de Benfica, Lisbon, Lisbon area baseline of €263,251 (€4,246/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 €263,251, adjusted for condition and micro-location, gives a modelled fair value of €323,096 (€5,211/m²), a €221,904 (68.7%) gap versus the €545,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Domingos de Benfica · 9c7a83 | Subject | €545,000 | €8,790 | — | 84 | 81 |
| rua Luís de Camões | Active | €310,000 | €3,974 | 54.8% | 75 | 76 |
| Benfica · 86cde1 | Active | €395,000 | €6,172 | 29.8% | 78 | 69 |
| Benfica · 0325aa | Active | €429,900 | €7,677 | 12.7% | 77 | 77 |
| Benfica · 25f44a | Active | €400,000 | €3,738 | 57.5% | 80 | 79 |
| Median comp | €397,500 | €5,073 | 42.3% | 78 | 77 |
Long-term rental Investing in this property for long-term rental purposes might not be optimal, especially considering its significant gap of 68.7% from fair value. With a gross yield of only 2.5%, the returns are unlikely to justify the current investment price. Buy-and-hold While holding this property could provide some appreciation over time, the 68.7% gap between the listing price and fair value indicates a substantial risk. The current price of €545,000 does not align with the expected return potential in this market. Family rental The property could serve as a family rental given its decent neighborhood rating, but its overpriced status diminishes its attractiveness. Families seeking a rental might prefer more reasonably priced alternatives that align better with fair market valuations.
Tenant turnover risk Tenant stability is moderate at 75/100, indicating a potential for higher turnover rates which may lead to increased vacancy and leasing costs.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
