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, 3-bathroom apartment of 213 m², built in 2005, energy rating B. Located on rua Arco do Chafariz das Terras, Estrela parish, Lisbon municipality, Lisbon district. Unique Feature: The apartment is located within walking distance to several cultural attractions, including the National Museum of Ancient Art and the Basilica da Estrela, enhancing its urban lifestyle appeal.
The valuation. The asking price of €1,655,000 sits €728,000 (44.0%) above the fair value of €927,000, rendering the property overpriced. This discrepancy suggests that potential investors should exercise caution before proceeding.
Fair value modelled at €927,000 from the area baseline, adjusted for condition and location. Asking €1,655,000 sits €728,000 (44.0%) above — overpriced versus fair value.
Asking €1,655,000 versus the rua Arco do Chafariz das Terras area baseline of €838,794 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 75 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Arco do Chafariz das Terras
Area baseline €838,794 + condition +€4,327 + location +€83,879 = modelled fair value of €927,000 (€4,352/m²), a €728,000 (44.0%) gap versus the €1,655,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Arco do Chafariz das Terras | Subject | €1,655,000 | €7,770 | — | 75 | 75 |
| Santo António · 4201df | Active | €1,700,000 | €7,727 | 0.5% | 78 | 85 |
| praça Duque de Saldanha | Active | €895,000 | €6,885 | 11.4% | 75 | 83 |
| Estrela · 2620e9 | Active | €747,500 | €7,119 | 8.4% | 85 | 75 |
| Santa Maria Maior · 49b89d | Active | €2,790,000 | €14,762 | 90.0% | 89 | 83 |
| Median comp | €1,297,500 | €7,423 | 4.5% | 82 | 83 |
Long-term rental The 3-bed apartment in Estrela is priced at €1,655,000, significantly above its fair value of €927,000, indicating it is overpriced by 44.0%. With a low yield of 2.8%, this investment lacks the long-term financial viability typically sought in rental properties. Family rental Despite its suburban location in Lisbon with good public transport, the family rental market is currently overshadowed by the exorbitant price of €1,655,000, compared to the fair value of €927,000, rendering it overpriced by 44.0%. The apartment’s condition rating of 76/100 and neighborhood score of 75/100 do not compensate for this excessive pricing. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable, given its price tag of €1,655,000, which is 44.0% above its fair value of €927,000. The gross yield of 2.8% raises concerns about the long-term appreciation potential in a market with such an inflated investment cost.
Reduced Tenant Demand With a tenant stability score of 70/100, there is a significant risk of reduced demand for rental units, potentially leading to increased vacancy rates and lower rental income.
