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.
6-bedroom, 5-bathroom apartment of 480 m², energy rating B. Located Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment showcases a harmonious blend of contemporary luxury and artistic decor within the historic Palácio Condes de Murça, complemented by a private garden offering tranquil views of the Igreja de Santos-o-Velho.
The valuation. The asking price of €4,150,000 sits significantly above fair value at €2,177,069, representing an overpriced situation of €1,972,931 (47.5%). This valuation indicates a lack of investment appeal for prospective buyers. Buy-to-flip angle. Given the high asking price, a buy-to-flip strategy may not yield suitable returns, as resale opportunities are likely limited due to current market valuations. Quick profits may be challenging in this environment. Buy-to-let angle. The rental income potential appears low, with a gross yield of 0%, indicating that a buy-to-let strategy may fail to generate cash flow. The property’s high cost may outstrip rental price potential.
Fair value modelled at €2,177,069 from the area baseline, adjusted for condition and location. Asking €4,150,000 sits €1,972,931 (47.5%) above — overpriced versus fair value.
Asking €4,150,000 versus the Estrela, Lisbon, Lisbon area baseline of €2,820,960 (€5,877/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 80 · Materials 88 · Room dimensions 84). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Estrela, Lisbon, Lisbon
Area baseline €2,820,960 + condition +€60,000 + location +€226,829 = modelled fair value of €2,177,069 (€4,536/m²), a €1,972,931 (47.5%) gap versus the €4,150,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · e40bb4 | Subject | €4,150,000 | €8,646 | — | 80 | 80 |
| largo do Contador Mor, 4 | Active | €3,870,000 | €8,413 | 2.7% | 79 | 81 |
| rua Correia Teles | Active | €2,700,000 | €10,588 | 22.5% | 80 | 80 |
| avenida da Liberdade | Active | €1,800,000 | €6,040 | 30.1% | 82 | 90 |
| avenida da Liberdade, 8 | Active | €3,200,000 | €11,552 | 33.6% | 85 | 85 |
| Median comp | €2,950,000 | €9,501 | 9.9% | 81 | 83 |
Long-term rental The property is priced at €4,150,000, which significantly exceeds its fair value of €2,177,069, indicating it is overpriced by 47.5%. With a gross yield of 0% and a condition rating of 84/100, this investment lacks the financial viability necessary for long-term rental success. Buy-and-hold At a listing price much higher than its fair value, the potential appreciation of this property is compromised, rendering it overpriced at €4,150,000 against €2,177,069. The gross yield of 0% suggests negligible rental income, which detracts from the attractiveness of a buy-and-hold strategy. Short-term vacation rental The high valuation of €4,150,000, far exceeding the fair value of €2,177,069, indicates that this property is overpriced and may not yield profitable returns as a short-term vacation rental. Additionally, a gross yield of 0% raises concerns about the ability to generate income in this competitive market. Not ideal for: Student housing Given the overpriced listing at €4,150,000, it is clear that the property does not align with the financial expectations required for student housing investments. The lack of rental income indicates a mismatch in target tenant quality and market potential.
Tenant turnover risk: With a tenant stability score of 75/100, there is a potential risk of higher turnover rates, which could result in increased vacancy periods and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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