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 70 m², energy rating F. Located on rua de São Félix, 30, Estrela parish, Lisbon municipality, Lisbon district. This apartment features private outdoor space, ideal for enjoying Lisbon's mild climate, and offers both modern luxury and historic charm in a highly sought-after neighborhood.
The valuation. The asking price of €525,000 stands €205,306 (39.1%) above the fair value of €319,694, indicating that this property is overpriced. This disparity suggests that potential investors should exercise caution before proceeding.
Fair value modelled at €319,694 from the area baseline, adjusted for condition and location. Asking €525,000 sits €205,306 (39.1%) above — overpriced versus fair value.
Asking €525,000 versus the rua de São Félix, 30 area baseline of €413,000 (€5,900/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 85 · Materials 88 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 82/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua de São Félix, 30
Area baseline €413,000 + condition +€8,750 + location +€35,284 = modelled fair value of €319,694 (€4,567/m²), a €205,306 (39.1%) gap versus the €525,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São Félix, 30 | Subject | €525,000 | €7,500 | — | 85 | 82 |
| rua Alexandre de Sá Pinto, 147 | Active | €630,000 | €5,122 | 31.7% | 78 | 77 |
| travessa de São Bernardino, 19 | Active | €589,000 | €5,078 | 32.3% | 78 | 85 |
| alameda In | Active | €890,000 | €9,570 | 27.6% | 78 | 81 |
| travessa Norte À Lapa | Active | €550,000 | €6,471 | 13.7% | 74 | 80 |
| Median comp | €609,500 | €5,797 | 22.7% | 78 | 81 |
Long-term rental This property is overpriced at €525,000, which is 39.1% above its fair value of €319,694, resulting in a gross yield of only 3.2%. With strong housing demand in central Lisbon, potential rental income may not justify the high purchase price, making this a suboptimal investment for long-term rental strategies. Buy-and-hold Given the significant gap of 39.1% between the listing price and fair value, this property does not present an attractive buy-and-hold opportunity. Although the neighborhood shows potential with good access to amenities and educational institutions, the high initial investment could limit future returns. Short-term vacation rental The current listing price makes this 2-bed apartment less appealing for short-term vacation rentals, given its overvaluation relative to the fair market value. While Lisbon's economy and safety may attract visitors, the inflated price hampers the potential profitability of such a venture.
Tenant turnover risk: With a tenant stability score of 75/100, there is a heightened risk of tenant turnover, potentially leading to increased vacancy rates and associated costs for the property owner.
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