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, 2-bathroom apartment of 120 m² on the 5th floor, built in 1985, energy rating C. Located on rua Augusto Costa, Benfica parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes modern built-in wardrobes for optimal storage and a rare private parking space, enhancing convenience in the typically challenging parking environment of Benfica.
The valuation. The asking price of €580,000 exceeds the fair value of €518,822 by €61,178 (11.8%). This indicates the property is overpriced and may deter potential buyers. Buy-to-flip angle. A resale strategy would focus on renovating to enhance aesthetic appeal, then targeting a quick sale above the purchase price, although the current valuation presents challenges in achieving desired profit margins. Buy-to-let angle. With an estimated gross yield of 2.8% at €1,353 monthly, the rental income strategy aims to attract long-term tenants, leveraging high-quality renovations in a mixed neighborhood to ensure stable occupancy rates.
Fair value modelled at €518,822 from 6 comparable sales in the area. Asking €580,000 sits €61,178 (11.8%) above — overpriced versus fair value.
Asking €580,000 versus the rua Augusto Costa area baseline of €515,981 (€4,300/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 below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €515,981, adjusted for condition and micro-location, gives a modelled fair value of €518,822 (€4,324/m²), a €61,178 (11.8%) gap versus the €580,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Augusto Costa | Subject | €580,000 | €4,833 | — | 83 | 69 |
| rua Olavo d'Eça Leal | Active | €650,000 | €5,372 | 11.1% | 75 | 84 |
| rua Manuel da Silva Leal, 6 | Active | €680,000 | €5,440 | 12.6% | 73 | 81 |
| praceta Fernando António Godinho | Active | €385,000 | €3,468 | 28.2% | 83 | 72 |
| rua Virgílio Martinho, 22 | Active | €580,000 | €5,179 | 7.1% | 78 | 78 |
| Median comp | €615,000 | €5,276 | 9.1% | 77 | 80 |
Long-term rental The property’s gross yield of 2.8% indicates a relatively low return compared to the initial investment of €580,000, especially given the fair value of €518,822. Thus, the pricing suggests a negative outlook for long-term rental returns, making it less attractive to potential investors in this strategy. Buy-and-hold With a listing price that exceeds fair market value by 11.8%, the potential for appreciation in the long term is questionable, given the stagnant conditions reflected in the neighbourhood score of 69/100. This adds to the rationale that holding this property may not yield the anticipated equity growth over time, making it a less favorable buy-and-hold investment. Family rental Given the property’s amenities and condition rating of 80/100, it may appeal to families; however, the overpriced listing means the rent would need to compete with better-valued alternatives in the region. This pricing concern limits the opportunity to attract family tenants, possibly leading to longer vacancy periods and diminutive rental income compared to its potential.
Economic Volatility Risk The economic stability score of 75 indicates moderate economic conditions which could lead to fluctuations in rental demand, while the tenant stability score of 65 suggests potential for higher turnover rates, both contributing to inconsistent cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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