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 92 m², energy rating C. Located on estrada da Luz, São Domingos de Benfica parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts two bedrooms with their own balconies, offering private outdoor spaces and enhanced views in a sought-after residential location. Additional Context: Ideal for families or urban lifestyles seeking tranquility.
The valuation. The asking price of €735,000 sits significantly above fair value, which is assessed at €490,077, indicating an overpricing of €244,923 (50.0%). This property does not represent a financially sound investment based on current market conditions.
Fair value modelled at €490,077 from 6 comparable sales in the area. Asking €735,000 sits €244,923 (50.0%) above — overpriced versus fair value.
Asking €735,000 versus the estrada da Luz area baseline of €440,971 (€4,793/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €440,971, adjusted for condition and micro-location, gives a modelled fair value of €490,077 (€5,327/m²), a €244,923 (50.0%) gap versus the €735,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada da Luz | Subject | €735,000 | €7,989 | — | 72 | 80 |
| estrada da Luz | Active | €735,000 | €35,000 | 338.1% | 74 | 79 |
| estrada da Luz | Active | €735,000 | €5,654 | 29.2% | 76 | 76 |
| estrada da Luz | Active | €735,000 | €4,900 | 38.7% | 80 | 79 |
| Alvalade · cd08b7 | Active | €950,000 | €5,000 | 37.4% | 74 | 75 |
| Median comp | €735,000 | €5,327 | 33.3% | 75 | 78 |
Long-term rental This property is overpriced at €735,000 when the fair value is assessed at €490,077, indicating a significant gap of 50%. With a gross yield of only 2.3%, the investment may not generate sufficient returns relative to the elevated purchase price. Buy-and-hold Acquiring this property at its current listing price does not align with optimal investment strategy, as it is overpriced by 50% compared to its fair value. The potential for capital appreciation may be limited given the high entry cost and a gross yield of just 2.3%. Family rental While the property is situated in a desirable suburban area of Lisbon, its listing price of €735,000 exceeds the fair value by 50%, making it less attractive for family rental purposes. The limited yields paired with the elevated price could hinder cash flow and long-term investment benefits.
Tenant turnover risk: With a tenant stability score of 70/100, there may be higher than average tenant turnover, leading to increased vacancy rates and potential loss of rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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