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 93 m², energy rating D. Located on rua Borges Carneiro, Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a Local Accommodation license, enhancing its investment potential in the prestigious Estrela neighborhood, known for its charming architecture and vibrant atmosphere.
The valuation. The asking price of €550,000 is significantly above the fair value of €422,773, indicating an overpriced status by €127,227 (23.1%). This suggests that potential buyers may need to negotiate heavily to find acceptable terms.
Fair value modelled at €422,773 from the area baseline, adjusted for condition and location. Asking €550,000 sits €127,227 (23.1%) above — overpriced versus fair value.
Asking €550,000 versus the rua Borges Carneiro area baseline of €366,234 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 88/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua Borges Carneiro
Area baseline €366,234 + condition +€872 + location +€55,668 = modelled fair value of €422,773 (€4,546/m²), a €127,227 (23.1%) gap versus the €550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Borges Carneiro | Subject | €550,000 | €5,914 | — | 72 | 88 |
| rua do Sol | Active | €284,000 | €4,733 | 20.0% | 70 | 83 |
| rua das Madres | Active | €285,000 | €5,182 | 12.4% | 75 | 85 |
| rua Diário de Noticias, 52 | Active | €485,000 | €5,105 | 13.7% | 70 | 82 |
| rua Azedo Gneco | Active | €445,000 | €4,450 | 24.8% | 70 | 84 |
| Median comp | €365,000 | €4,919 | 16.8% | 70 | 84 |
Long-term rental The projected gross yield of 3.6% indicates that the property is overpriced at €550,000 compared to the fair value of €422,773, suggesting limited rental return potential. Additionally, while the neighbourhood rating is strong at 88/100, the higher acquisition cost diminishes the investment's overall attractiveness for steady cash flow. Buy-and-hold With a fair value of €422,773, the current listing price presents a 23.1% premium, indicating that the buy-and-hold strategy may not yield desirable long-term appreciation. The condition of the property, rated at 76/100, does not justify this premium, making it less appealing for long-term investors looking for solid returns. Short-term vacation rental Despite the neighbourhood's high rating of 88/100 and potential demand for short-term rentals in Lisbon, the property is currently priced at a surplus, with a fair value significantly lower at €422,773. The 3.6% gross yield may not adequately reflect the property’s financial viability within the competitive short-term rental market given its overpriced status.
Economic downturn risk While the economic stability score is high at 90/100, any future downturn could negatively impact tenant demand, especially with a tenant stability score of 80/100 indicating a moderate risk of turnover.
