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 97 m² on the 5th floor, built in 1969, energy rating D. Located on rua dos Soeiros, São Domingos de Benfica parish, Lisbon municipality, Lisbon district. This apartment features comprehensive renovation highlights such as a suite with a spacious wardrobe and two bedrooms with open balconies, maximizing both comfort and outdoor space.
The valuation. The asking price of €599,900 exceeds the fair value of €531,429 by €68,471 (12.9%), indicating that the property is overpriced. Buy-to-flip angle. A buy-and-flip strategy would require significant price negotiation and market analysis to achieve desirable returns on resale. Buy-to-let angle. The expected rental income of €1,350/month yields a gross yield of 2.7%, offering a steady income stream but reflecting the high initial investment.
Fair value modelled at €531,429 from 6 comparable sales in the area. Asking €599,900 sits €68,471 (12.9%) above — overpriced versus fair value.
Asking €599,900 versus the rua dos Soeiros area baseline of €419,903 (€4,329/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €419,903, adjusted for condition and micro-location, gives a modelled fair value of €531,429 (€5,479/m²), a €68,471 (12.9%) gap versus the €599,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Soeiros | Subject | €599,900 | €6,185 | — | 90 | 84 |
| rua Eng. Nobre Guedes | Active | €599,900 | €5,504 | 11.0% | 80 | 75 |
| São Domingos de Benfica · 2fca5c | Active | €629,900 | €6,494 | 5.0% | 80 | 84 |
| rua dos Soeiros In São Domingos | Active | €629,900 | €5,726 | 7.4% | 85 | 81 |
| rua Eng. º Nobre Guedes, 9-3 | Active | €599,900 | €5,454 | 11.8% | 78 | 80 |
| Median comp | €614,900 | €5,615 | 9.2% | 80 | 81 |
Long-term rental The property currently shows a gross yield of 2.7%, which is relatively low compared to market standards, indicating lower potential returns for long-term rental investors. Given that the listing price is 12.9% above the fair value of €531,429, this apartment may not provide favorable cash flow dynamics for a long-term rental strategy. Short-term vacation rental Although the neighborhood has a robust demand for short-term stays, the current asking price exceeds fair market value by 12.9%, making it hard to achieve optimal profitability in the competitive Lisbon vacation rental market. Additionally, the gross yield of 2.7% does not support a convincing short-term rental investment given the associated management costs and fluctuating demand. Buy-and-hold Investing in a buy-and-hold strategy for this property is less appealing due to the 12.9% gap from fair value, indicating that the property may appreciate at a slower rate than expected. The current yield of 2.7% further suggests that the opportunity cost associated with locking in capital at this price point could outweigh long-term benefits in this market. Not ideal for: The property is not suited for student housing or the luxury market due to pricing constraints, and it does not align with agricultural investment strategies because of its urban setting.
Potential Tenant Turnover Risk: With a tenant stability score of 70/100, there is a considerable risk of higher tenant turnover, which could impact the property's cash flow and occupancy rates negatively.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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