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, 2-bathroom apartment of 110 m², built in 1937. Located Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts stunning river and city views, enhanced by ample natural light and original architectural details, creating a unique ambiance that reflects Lisbon's charm.
The valuation. The asking price of €765,000 significantly exceeds the fair value of €492,264, indicating an overvaluation of €272,736 (35.7%). This discrepancy warrants caution for potential investors.
Fair value modelled at €492,264 from the area baseline, adjusted for condition and location. Asking €765,000 sits €272,736 (35.7%) above — overpriced versus fair value.
Asking €765,000 versus the Estrela, Lisbon, Lisbon area baseline of €433,180 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 74 · Materials 78 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 84/100 (Housing Market 90 · Amenities 95 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Estrela, Lisbon, Lisbon
Area baseline €433,180 + condition +€172 + location +€58,912 = modelled fair value of €492,264 (€4,475/m²), a €272,736 (35.7%) gap versus the €765,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · 6d55d7 | Subject | €765,000 | €6,955 | — | 74 | 84 |
| Santa Maria Maior · 96c721 | Active | €1,150,000 | €9,426 | 35.5% | 72 | 82 |
| Misericórdia · 49b8e7 | Active | €625,000 | €7,102 | 2.1% | 80 | 84 |
| rua Engenheiro Vieira da Silva, 3, 4ºE | Active | €850,000 | €8,500 | 22.2% | 72 | 78 |
| rua das Madres, 102 | Active | €635,000 | €5,773 | 17.0% | 85 | 80 |
| Median comp | €742,500 | €7,801 | 12.2% | 76 | 81 |
Long-term rental The property is overpriced at €765,000, significantly exceeding the fair value of €492,264, resulting in a 35.7% gap. With a gross yield of only 3.3%, the investment does not align with the return expectations typically sought in the long-term rental market. Short-term vacation rental Given its high listing price of €765,000 compared to a fair value of €492,264, the property is overpriced by 35.7%. This reduces the potential profitability expected from short-term vacation rentals, offsetting its location advantages in Central Lisbon. Buy-and-hold At a listing price of €765,000 and a fair value estimate of €492,264, the property is considered overpriced by 35.7%. This elevated price point diminishes the long-term capital appreciation potential that typically makes buy-and-hold strategies attractive in the real estate market.
Tenant turnover risk: With a tenant stability score of 70/100, there is a potential risk of increased turnover and vacancy rates, which could impact cash flow.
