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 88 m², energy rating D. Located on rua Borges Carneiro, Estrela parish, Lisbon municipality, Lisbon district. Unique Feature: The apartment boasts a rare sunroom that enhances its functionality and invites natural light, ideal for a reading nook or a small workspace. Value Add: It includes a Local Accommodation license, promising strong rental income in a prime location.
The valuation. The asking price of €550,000 is significantly above the fair value of €392,975, creating a discrepancy of €157,025 (28.5%). This property is thus considered overpriced.
Fair value modelled at €392,975 from the area baseline, adjusted for condition and location. Asking €550,000 sits €157,025 (28.5%) above — overpriced versus fair value.
Asking €550,000 versus the rua Borges Carneiro area baseline of €346,544 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 80 · Room dimensions 74). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 83/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Borges Carneiro
Area baseline €346,544 + condition +€688 + location +€45,744 = modelled fair value of €392,975 (€4,466/m²), a €157,025 (28.5%) gap versus the €550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Borges Carneiro | Subject | €550,000 | €6,250 | — | 72 | 83 |
| rua Aliança Operária | Active | €379,500 | €6,024 | 3.6% | 80 | 74 |
| Santa Maria Maior · 93712e | Active | €399,000 | €5,700 | 8.8% | 75 | 80 |
| rua Infantaria, 16, 112 | Active | €540,000 | €6,353 | 1.6% | 78 | 80 |
| rua Pedro Dias | Active | €395,000 | €5,985 | 4.2% | 80 | 80 |
| Median comp | €397,000 | €6,005 | 3.9% | 79 | 80 |
Long-term rental This property, priced at €550,000, presents a yield of only 3.5%, making it an inadequate option for long-term rental investments given that it is overpriced by 28.5% against its fair value of €392,975. With the listing significantly above market value, the potential return does not justify the high entry cost in an already competitive rental market. Buy-and-hold The purchase price of €550,000 reflects a gap of 28.5% from its fair value, implying that holding this asset may not provide adequate appreciation potential to cover its inflated initial investment. Given its current condition score of 76/100, the property does not present the long-term strategic advantage typically sought in buy-and-hold strategies. Value-add renovation Acquiring this property at an overpriced rate of €550,000 means any renovation efforts will need to overcome a significant initial cost, reducing the likelihood of achieving a viable return on investment. With a fair value estimate of €392,975, potential value-add renovations may not create sufficient value to justify the steep entry price and make financial sense for investors. Not ideal for student housing The current listing price appears excessively high, with an estimated fair value at €392,975 creating a strained affordability scenario for student renters. This misalignment in pricing further solidifies the property’s unsuitability for the student housing market, where budget constraints are paramount.
Tenant turnover risk High tenant turnover, indicated by a tenant stability score of 75/100, may lead to increased vacancy rates and associated costs, despite a strong economic stability score of 90/100.
