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, 4-bathroom apartment of 200 m², built in 1988, energy rating B. Located Estrela parish, Lisbon municipality, Lisbon district. Highlight: The unique terrace provides uninterrupted green views, allowing residents to enjoy a serene outdoor space while overlooking the iconic domes of the Basilica da Estrela.
The valuation. The asking price of €1,390,000 exceeds fair value by €482,888 (34.7%), indicating the property is overpriced and does not represent a good investment opportunity based on current market comparisons. Buy-to-flip angle. The buy-to-flip strategy is less viable due to the high asking price, necessitating significant appreciation to achieve profitable margins, which may be challenging in the current market climate. Buy-to-let angle. With a gross yield of 2.9% and an estimated rental income of €3,359/month, the property presents a modest return, yet it may draw long-term tenants due to its central location and high-quality finishes.
Fair value modelled at €907,112 from the area baseline, adjusted for condition and location. Asking €1,390,000 sits €482,888 (34.7%) above — overpriced versus fair value.
Asking €1,390,000 versus the Estrela, Lisbon, Lisbon area baseline of €1,175,400 (€5,877/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 85 · Materials 80 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Estrela, Lisbon, Lisbon
Area baseline €1,175,400 + condition +€25,000 + location +€94,512 = modelled fair value of €907,112 (€4,536/m²), a €482,888 (34.7%) gap versus the €1,390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · 99f374 | Subject | €1,390,000 | €6,950 | — | 85 | 80 |
| rua Presidente Arriaga | Active | €2,500,000 | €11,013 | 58.5% | 75 | 79 |
| Avenidas Novas · 4bc464 | Active | €1,499,000 | €7,207 | 3.7% | 80 | 83 |
| largo do Rato | Active | €2,450,000 | €8,974 | 29.1% | 80 | 87 |
| avenida Infante Santo | Active | €1,450,000 | €9,063 | 30.4% | 80 | 81 |
| Median comp | €1,974,500 | €9,019 | 29.8% | 80 | 82 |
Long-term rental The current asking price of €1,390,000 reflects a significant overvaluation compared to the fair value of €907,112, presenting a 34.7% gap. Given the gross yield of only 2.9%, the investment in a long-term rental strategy may not generate satisfactory returns in this overpriced market. Buy-and-hold Investing in this property despite its fair value of €907,112 suggests a risky buy-and-hold approach, as it is currently listed at €1,390,000, indicating a 34.7% overpricing. Therefore, holding onto this asset for future appreciation might be less appealing in a market that currently reflects an inflated valuation. Short-term vacation rental The price of €1,390,000 significantly exceeds its fair value of €907,112, leading to a 34.7% overpricing that diminishes the attractiveness of a short-term vacation rental strategy. With a gross yield of just 2.9%, investing in this property for short-term rentals may not provide the anticipated financial benefits in a market where the property is overpriced.
Tenant turnover risk The tenant stability score of 65 indicates a higher likelihood of tenant turnover, which could result in increased vacancy rates and potential loss of income over time.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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