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, 2-bathroom apartment of 181 m², built in 2011, energy rating D. Located Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a direct connection to a family-friendly yard visible from the terrace, enhancing family living with safe play areas and storage options.
The valuation. The asking price of €1,350,000 sits significantly above fair value, which is determined at €806,842. This results in an overvaluation of €543,158 (40.2%).
Fair value modelled at €806,842 from the area baseline, adjusted for condition and location. Asking €1,350,000 sits €543,158 (40.2%) above — overpriced versus fair value.
Asking €1,350,000 versus the Estrela, Lisbon, Lisbon area baseline of €1,063,737 (€5,877/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 74 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 82/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Estrela, Lisbon, Lisbon
Area baseline €1,063,737 + condition +€2,828 + location +€91,236 = modelled fair value of €806,842 (€4,458/m²), a €543,158 (40.2%) gap versus the €1,350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · cfdf13 | Subject | €1,350,000 | €7,459 | — | 74 | 82 |
| rua da Penha de França | Active | €695,000 | €5,792 | 22.3% | 75 | 91 |
| rua Heliodoro Salgado | Active | €490,000 | €3,063 | 58.9% | 72 | 83 |
| rua Filipe da Mata | Active | €699,000 | €3,251 | 56.4% | 72 | 80 |
| rua da Arrábida | Active | €845,000 | €7,222 | 3.2% | 80 | 78 |
| Median comp | €697,000 | €4,522 | 39.4% | 74 | 82 |
Long-term rental The property, with a yield of just 2.8%, indicates that it may not generate sufficient income to justify its asking price, reinforcing its status as overpriced. With the gap of 40.2% between the listing and fair value at €806,842, this investment lacks the strong financial returns expected in long-term rental scenarios. Short-term vacation rental Despite the high demand in Estrela, the current asking price positions the property as overpriced with a significant gap of 40.2% versus fair value. Given the yield is only 2.8%, the potential returns from a short-term rental might not compensate for the inflated purchase price. Buy-and-hold Acquiring this property as a buy-and-hold investment does not align with an attractive return profile due to its overpriced status, reflected by the 40.2% difference compared to fair value. With a modest yield of 2.8%, the long-term appreciation potential may not outweigh the financial drawbacks of this investment. Not ideal for: Student housing, Industrial use
Tenant volatility risk: With a tenant stability score of 75/100, there is a potential risk of tenant turnover, which may lead to increased vacancy periods and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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