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 135 m², energy rating D. Located on avenida Calouste Gulbenkian, 2, Estrela parish, Lisbon municipality, Lisbon district. This recently renovated apartment features a modern kitchen with high-end appliances, a small exterior balcony, and occupies a unique position in a three-unit building, enhancing privacy.
The valuation. The asking price of €930,000 is significantly above the fair value of €610,858, resulting in an overvaluation of €319,142 (34.3%). This price does not reflect the true market conditions for this property.
Fair value modelled at €610,858 from the area baseline, adjusted for condition and location. Asking €930,000 sits €319,142 (34.3%) above — overpriced versus fair value.
Asking €930,000 versus the avenida Calouste Gulbenkian, 2 area baseline of €793,395 (€5,877/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 83 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 82/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida Calouste Gulbenkian, 2
Area baseline €793,395 + condition +€11,180 + location +€68,049 = modelled fair value of €610,858 (€4,525/m²), a €319,142 (34.3%) gap versus the €930,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Calouste Gulbenkian, 2 | Subject | €930,000 | €6,889 | — | 83 | 82 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 023a63 | Active | €339,500 | €4,527 | 34.3% | 80 | 79 |
| Campolide · 93759f | Active | €366,000 | €4,880 | 29.2% | 80 | 78 |
| Misericórdia · 4bc979 | Active | €585,000 | €6,964 | 1.1% | 78 | 81 |
| travessa Cruz do Desterro, 24 | Active | €375,000 | €6,466 | 6.1% | 82 | 89 |
| Median comp | €370,500 | €5,673 | 17.6% | 80 | 80 |
Long-term rental This property in Estrela boasts a low gross yield of 2.8%, indicating it's not a financially viable option for long-term rental given its current listing price of €930,000, which is overpriced by 34.3% compared to fair value. The excellent amenities and low crime rate in this affluent neighborhood may attract tenants, but the gap to fair value suggests that potential returns would not justify the investment. Buy-and-hold While buying and holding this apartment in Estrela could potentially benefit from the high housing demand, the property is overpriced at €930,000, representing a significant 34.3% gap versus the fair value of €610,858. The proximity to central business districts and quality of local schools may enhance future appreciation, but caution is warranted due to its excessive current valuation. Luxury market Despite its desirable location and the attractive features typical of luxury market properties, the apartment at €930,000 is overpriced at a 34.3% premium over fair value, raising concerns about its investment potential. The strong demand and high tenant quality in this affluent area may present a market opportunity, yet the significant valuation gap diminishes the overall attractiveness of this luxury asset.
Tenant turnover risk With a tenant stability score of 70/100, there is a heightened risk of turnover, which could lead to increased vacancy rates and additional costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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