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.
1-bedroom, 1-bathroom apartment of 54 m², energy rating C. Located on rua do Olival, 83, Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts proximity to the National Museum of Ancient Art and offers stunning natural light throughout its intelligently optimized living spaces, enhancing its overall appeal.
The valuation. The asking price of €399,000 is significantly above the fair value of €239,837, indicating a premium of €159,163 (39.9%). This property is clearly overpriced in the current market conditions.
Fair value modelled at €239,837 from the area baseline, adjusted for condition and location. Asking €399,000 sits €159,163 (39.9%) above — overpriced versus fair value.
Asking €399,000 versus the rua do Olival, 83 area baseline of €317,358 (€5,877/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 75 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 85 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua do Olival, 83
Area baseline €317,358 + condition +€4,219 + location +€22,966 = modelled fair value of €239,837 (€4,441/m²), a €159,163 (39.9%) gap versus the €399,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Olival, 83 | Subject | €399,000 | €7,389 | — | 75 | 77 |
| rua de Buenos Aires, 32B | Active | €385,000 | €7,000 | 5.3% | 76 | 78 |
| Santo António · 0238f6 | Active | €555,000 | €5,968 | 19.2% | 78 | 84 |
| travessa da Queimada, 19 | Active | €213,000 | €7,100 | 3.9% | 80 | 80 |
| travessa Cruz de Soure, 8 | Active | €445,000 | €10,595 | 43.4% | 85 | 80 |
| Median comp | €415,000 | €7,050 | 4.6% | 79 | 80 |
Long-term rental The 1-bed apartment in Estrela, Lisbon, at €399,000 is overpriced by 39.9% compared to its fair value of €239,837, which severely impacts its potential as a long-term rental investment. With a gross yield of only 3.2%, this property fails to meet the expected return thresholds for sustainable rental income. Buy-and-hold Investing in the buy-and-hold strategy for this apartment is not favorable, considering the property is overpriced at €399,000 against a fair value of €239,837. The expected appreciation does not justify the current high acquisition cost, resulting in a lack of attractive growth potential. Family rental With a neighborhood rating of 77/100, the property may appeal to families; however, at a listing price of €399,000, it remains overpriced by 39.9% relative to its fair value. The combination of the high price and a modest gross yield of 3.2% makes this less attractive for family rental investments compared to other available options.
[Potential Tenant Turnover Risk] With a tenant stability score of 65/100, the property may experience higher turnover rates, impacting cash flow and increasing potential vacancy costs.
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