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.
4-bedroom, 4-bathroom apartment of 392 m², built in 2016, energy rating D. Located on rua de São Domingos, 10, Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a generous 68 m² outdoor terrace, ideal for entertaining, and features a unique mezzanine office space, enhancing its modern, versatile design.
The valuation. The asking price of €3,150,000 is significantly above the fair value of €1,771,765, indicating an excess of €1,378,235 (43.8%). This property is considered overpriced.
Fair value modelled at €1,771,765 from the area baseline, adjusted for condition and location. Asking €3,150,000 sits €1,378,235 (43.8%) above — overpriced versus fair value.
Asking €3,150,000 versus the rua de São Domingos, 10 area baseline of €1,543,696 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 80 · Materials 87 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 79/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua de São Domingos, 10
Area baseline €1,543,696 + condition +€49,000 + location +€179,069 = modelled fair value of €1,771,765 (€4,520/m²), a €1,378,235 (43.8%) gap versus the €3,150,000 asking price.
Long-term rental The property’s 2% gross yield indicates that it may not offer sufficient returns for a long-term rental strategy, especially given the listing price of €3,150,000, which is 43.8% above the fair value of €1,771,765. Additionally, the steady economic landscape of Lisbon might not offset the high entry point for this investment. Buy-and-hold Investing in this property as a buy-and-hold strategy poses significant risk due to its valuation being 43.8% higher than the fair value, suggesting limited appreciation potential. The property’s decent condition rating of 84/100 does not compensate for the overpriced nature in a stable economic context. Short-term vacation rental The high listing price of €3,150,000 makes the property less attractive for a short-term vacation rental strategy, given the 2% gross yield which is inadequate for recovering such an investment. The estimated fair value of €1,771,765 highlights the gap that could hinder profitability in a competitive rental market in Lisbon.
Tenant turnover risk: With a tenant stability score of 70/100, there is a potential risk of higher tenant turnover, which could lead to increased vacancy rates and associated costs for the property owner.
