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, 4-bathroom apartment of 136 m². Located Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property boasts a shared terrace for gatherings and a rooftop offering stunning city views, enhancing its appeal with additional outdoor living spaces.
The valuation. The asking price of €1,625,000 is significantly above the fair value of €618,978, representing an increase of €1,006,022, or 61.9%. This property is overpriced relative to its fair market value.
Fair value modelled at €618,978 from the area baseline, adjusted for condition and location. Asking €1,625,000 sits €1,006,022 (61.9%) above — overpriced versus fair value.
Asking €1,625,000 versus the Estrela, Lisbon, Lisbon area baseline of €535,568 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 82 · Materials 87 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Estrela, Lisbon, Lisbon
Area baseline €535,568 + condition +€17,000 + location +€66,410 = modelled fair value of €618,978 (€4,551/m²), a €1,006,022 (61.9%) gap versus the €1,625,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · 25f7d5 | Subject | €1,625,000 | €11,949 | — | 82 | 81 |
| rua de São Julião | Active | €1,170,000 | €8,540 | 28.5% | 80 | 86 |
| praça do Rossio | Active | €490,000 | €4,153 | 65.2% | 76 | 84 |
| avenida da Liberdade | Active | €900,000 | €6,429 | 46.2% | 82 | 89 |
| rua da Senhora da Glória | Active | €850,000 | €10,000 | 16.3% | 80 | 86 |
| Median comp | €875,000 | €7,485 | 37.4% | 80 | 86 |
Long-term rental The estimated fair value of the property at €618,978 indicates a significant gap of 61.9%, underscoring its overpriced status at €1,625,000. With a low gross yield of 1.5%, this strategy may not deliver the returns necessary to justify the investment beyond short-term occupancy. Buy-and-hold Holding this property poses challenges as its current price reflects a substantial overvaluation, making long-term appreciation uncertain. The high entry cost relative to its fair value suggests that capital growth may not compensate for the initial investment outlay. Short-term vacation rental The current listing price results in an inflated investment model, especially with a low yield of 1.5%, making it hard to achieve a profitable operation. The property’s attractive condition and neighborhood amenities cannot justify the steep price when compared to its fair market valuation. Not ideal for: Value-add renovation Given the current valuation well above fair market pricing, pursuing value-add renovations does not align with a strategic investment. Allocating resources towards enhancements would likely not yield sufficient returns considering the property's overpriced condition.
Tenant turnover risk With a tenant stability score of 75/100, there is a potential for higher tenant turnover, which could lead to increased vacancy rates and additional costs associated with finding new tenants.
