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 130 m², energy rating C. Located on estrada da Luz, São Domingos de Benfica parish, Lisbon municipality, Lisbon district. This apartment features two balconies, providing ample outdoor space for relaxation while benefiting from abundant natural light throughout the living areas.
The valuation. The asking price of €735,000 is slightly above the fair value of €695,828, showing a difference of €39,172, or 5.6%. This property is considered to be priced fairly within the current market context.
Fair value modelled at €695,828 from 3 comparable sales in the area. Asking €735,000 sits €39,172 (5.6%) above — overpriced versus fair value.
Asking €735,000 versus the estrada da Luz area baseline of €586,782 (€4,514/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 €586,782, adjusted for condition and micro-location, gives a modelled fair value of €695,828 (€5,353/m²), a €39,172 (5.6%) gap versus the €735,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada da Luz | Subject | €735,000 | €5,654 | — | 82 | 81 |
| Benfica · c1216b | Active | €529,900 | €5,353 | 5.3% | 94 | 74 |
| avenida Conselheiro Fernando de Sousa, 27 | Active | €760,000 | €6,909 | 22.2% | 78 | 83 |
| Benfica · e55177 | Active | €599,900 | €5,127 | 9.3% | 82 | 75 |
| Median comp | €599,900 | €5,353 | 5.3% | 82 | 75 |
Long-term rental The property offers a gross yield of 2.9%, which aligns with the fair valuation of €695,828. While the apartment's decent condition and neighborhood score of 81 suggest potential tenant desirability, the yield reflects the limitations of returns in a fair market scenario. Short-term vacation rental In a competitive market like Lisbon, the fair valuation of €735,000 may not provide strong enough returns for short-term vacation rental strategies due to the current gross yield of 2.9%. The apartment's location benefits from the city’s amenities, but the yield indicates limited profitability for this type of investment. Buy-and-hold As a buy-and-hold investment, the property is fairly priced at €735,000 with a yield of 2.9%, suggesting stable but not extraordinary investment growth potential. While the area's cultural infrastructure is robust, the fair valuation indicates that long-term appreciation may not significantly exceed current levels. Not ideal for student housing Given the fair market value and the current yield, this property does not present an advantageous opportunity for student housing. The apartment's appeal and condition are not aligned with this sector's specific demands. Not ideal for value-add renovation With the apartment rated 79/100 in condition, pursuing a value-add renovation strategy may not yield substantial returns at its fair value of €735,000. The limitations in enhancement opportunities suggest that this strategy could be misaligned with the investment's potential.
Tenant turnover risk: With a tenant stability score of 70/100, there is a significant chance of turnover affecting cashflow and increasing vacancy periods.
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