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, 1-bathroom apartment of 55 m² on the 12th floor, built in 1987, energy rating D. Located Benfica parish, Lisbon municipality, Lisbon district. This property features dual front exposures that ensure abundant natural light throughout the day, complementing its prime location near green spaces and essential amenities.
The valuation. The asking price of €395,000 significantly exceeds the fair value of €246,552, indicating an overpricing of €148,448 (60.2%). This property is not a viable investment at the current asking price.
Fair value modelled at €234,841 from 5 comparable sales in the area. Asking €395,000 sits €160,159 (68.2%) above — overpriced versus fair value.
Asking €395,000 versus the Benfica, Lisbon, Lisbon area baseline of €308,807 (€5,615/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 39/100 is below the parish average, reducing 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 €308,807, adjusted for condition and micro-location, gives a modelled fair value of €234,841 (€4,270/m²), a €160,159 (68.2%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Benfica · 0ac4f2 | Subject | €395,000 | €7,182 | — | 38 | 80 |
| Águas Livres · a8f344 | Active | €250,000 | €4,545 | 36.7% | — | — |
| rua Vasco da Gama | Active | €250,000 | €3,788 | 47.3% | 36 | 71 |
| parque Central | Active | €260,000 | €4,483 | 37.6% | 42 | 76 |
| rua António Enes S / N | Active | €269,000 | €4,270 | 40.5% | 30 | 74 |
| Median comp | €255,000 | €4,377 | 39.1% | 36 | 74 |
Long-term rental The property in Benfica is overpriced at €395,000, especially when fair value is assessed at €246,552, indicating a significant gap of 60.2%. With a gross yield of only 3.1% and a condition score of 39/100, the investment does not justify the high purchase price in a competitive rental market. Family rental While the neighborhood scores an 80/100 for amenities, the property’s high price of €395,000 significantly exceeds the fair value of €246,552, reflecting a 60.2% premium that doesn't align with its condition rating of 39/100. Such factors suggest that families seeking rentals might find better value elsewhere in Lisbon, given the 3.1% yield and high purchase cost. Buy-and-hold As a buy-and-hold investment, this apartment in Benfica is mispriced at €395,000, compared to its fair value of €246,552 and a steep 60.2% gap. The potential returns are hindered by a low gross yield of 3.1% and a below-average condition score, making this strategy less appealing in the current market.
Economic downturn risk A slight decline in the economic stability score to 80 could signal potential vulnerabilities in market performance affecting tenant occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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