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, energy rating C. Located on estrada da Luz, São Domingos de Benfica parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes balconies connected to two bedrooms, enhancing outdoor accessibility and offering a tranquil retreat in an urban environment. Additional Benefit: A practical storage room complements the garage, optimizing space management.
The valuation. The asking price of €735,000 is significantly above the fair value of €588,000, placing it at €147,000 (25.0%) over market expectations. This indicates that the property is overpriced and may deter potential investors seeking value. Buy-to-flip angle. With strategic renovations, the property could appeal to higher-end buyers, targeting an optimal resale price beyond the asking price. A focused approach on cosmetic upgrades may yield a lucrative return within a 6-12 month timeframe. Buy-to-let angle. Rental projections suggest a gross yield of 3.2%, generating approximately €1,960 per month. The property’s suburban location and educational infrastructure enhance its attractiveness for long-term family rentals, ensuring stable occupancy rates.
Fair value modelled at €588,000 from 3 comparable sales in the area. Asking €735,000 sits €147,000 (25.0%) above — overpriced versus fair value.
Asking €735,000 versus the estrada da Luz area baseline of €448,286 (€3,050/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 €448,286, adjusted for condition and micro-location, gives a modelled fair value of €588,000 (€4,000/m²), a €147,000 (25.0%) gap versus the €735,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada da Luz | Subject | €735,000 | €5,000 | — | 85 | 78 |
| Benfica · 76b160 | Active | €500,000 | €4,000 | 20.0% | 84 | 81 |
| Benfica · 9d28de | Active | €750,000 | €3,947 | 21.1% | 70 | 81 |
| rua João Ortigão Ramos | Active | €549,900 | €4,364 | 12.7% | 79 | 76 |
| Median comp | €549,900 | €4,000 | 20.0% | 79 | 81 |
Long-term rental The current listing price of €735,000 represents a 25.0% gap above the fair value of €588,000, indicating the property is overpriced. Despite a gross yield of only 3.2%, the strong suburban market and historically low crime rates suggest that demand for long-term rentals may remain steady, though the price may limit profitability. Family rental With a fair value of €588,000 and a listing price of €735,000, this property is overpriced by 25.0%, impacting its attractiveness for family rentals. While the apartment's spaciousness and the area's strong educational infrastructure can draw interest from families, the high acquisition cost may deter potential tenants seeking affordable housing options. Buy-and-hold Although buying this property at €735,000 would entail a 25.0% premium over its fair valuation of €588,000, the buy-and-hold strategy may not yield favorable returns given the 3.2% gross yield and high upfront cost. While the neighbourhood shows potential for appreciation, the current price suggests that investors may find better opportunities elsewhere.
Economic vulnerability The high economic stability score of 85/100 suggests a robust market, but the lower tenant stability score of 70/100 indicates potential risks in retaining reliable tenants, which could affect rental income over time.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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