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.
1-bedroom, 1-bathroom apartment of 45 m², built in 1924, energy rating D. Located on rua Presidente Arriaga, Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment uniquely offers a private terrace, providing a tranquil outdoor escape in central Lisbon, enhancing its desirability in an area known for limited outdoor space.
The valuation. The asking price of €295,000 is significantly above the fair value of €202,284, resulting in a discrepancy of €92,716 (31.4%). This property is considered overpriced.
Fair value modelled at €202,284 from the area baseline, adjusted for condition and location. Asking €295,000 sits €92,716 (31.4%) above — overpriced versus fair value.
Asking €295,000 versus the rua Presidente Arriaga area baseline of €177,210 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · 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 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Presidente Arriaga
Area baseline €177,210 + condition +€2,391 + location +€22,683 = modelled fair value of €202,284 (€4,495/m²), a €92,716 (31.4%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Presidente Arriaga | Subject | €295,000 | €6,556 | — | 75 | 82 |
| rua Gervásio Lobato, 18 | Active | €375,000 | €6,579 | 0.4% | 76 | 76 |
| praça Afonso de Albuquerque | Active | €395,000 | €5,486 | 16.3% | 73 | 68 |
| Estrela · 96c72a | Active | €345,000 | €6,900 | 5.3% | 72 | 81 |
| Estrela · 4bc843 | Active | €395,000 | €5,725 | 12.7% | 82 | 82 |
| Median comp | €385,000 | €6,152 | 6.2% | 75 | 79 |
Long-term rental The 1-bed apartment in Estrela is listed at €295,000, reflecting a significant gap of 31.4% above its fair value of €202,284. With a gross yield of 4.2%, the investment potential appears limited considering the property is overpriced. Student housing Although the area benefits from high demand due to its proximity to the capital, the student's rental market may not support the €295,000 asking price, leading to uncertainty in potential returns. This property remains overpriced despite the neighbourhood's attractive amenities and lower crime rates. Short-term vacation rental The potential for short-term vacation rentals is dampened by the property's overpriced listing, which is substantially higher than the fair market valuation. Although the neighbourhood's quality may support short-term rentals, the financial risk associated with the current price point makes this strategy less appealing. Not ideal for luxury market
Tenant turnover risk The tenant stability score of 70/100 indicates a potential for higher tenant turnover, which could disrupt cash flow and increase vacancy rates.
