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.
5-bedroom, 2-bathroom apartment of 180 m², built in 1910, energy rating E. Located on rua Borges Carneiro, Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: Situated in the prestigious Lapa area, this apartment boasts original architectural details and high ceilings that enhance its classic charm, merging elegance with potential for modern upgrades.
The valuation. The asking price of €1,290,000 is significantly above the fair value of €816,424, creating an overpricing of €473,576, or 36.7%. This valuation suggests that the property is not a prudent investment at its current asking price.
Fair value modelled at €816,424 from the area baseline, adjusted for condition and location. Asking €1,290,000 sits €473,576 (36.7%) above — overpriced versus fair value.
Asking €1,290,000 versus the rua Borges Carneiro area baseline of €1,057,860 (€5,877/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 78 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 90 · Amenities 85 · Economic 90 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Borges Carneiro
Area baseline €1,057,860 + condition +€19,688 + location +€87,896 = modelled fair value of €816,424 (€4,536/m²), a €473,576 (36.7%) gap versus the €1,290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Borges Carneiro | Subject | €1,290,000 | €7,167 | — | 78 | 81 |
| rua Joaquim Casemiro | Active | €1,350,000 | €7,941 | 10.8% | 84 | 78 |
| rua Leite de Vasconcelos, 49 | Active | €859,000 | €5,471 | 23.7% | 74 | 80 |
| Arroios · 3898b6 | Active | €1,665,000 | €7,085 | 1.1% | 80 | 85 |
| avenida Almirante Gago Coutinho | Active | €750,000 | €5,102 | 28.8% | 75 | 80 |
| Median comp | €1,104,500 | €6,278 | 12.4% | 78 | 80 |
Long-term rental The property is overpriced, with a gap of 36.7% compared to its fair value, resulting in a low yield of 2.8%. While the area's transit network enhances liveability for tenants, the high cost could deter potential long-term renters seeking value.\n\nFamily rental Although this 5-bed apartment is well-situated in Estrela with a decent condition rating of 82/100, it is priced significantly above fair value. Families may prefer to invest in more affordable options that meet their needs without the burden of an inflated price point.\n\nBuy-and-hold Despite the solid condition and attractive neighborhood, the current pricing indicates that the property is overpriced by 36.7%, impacting potential returns. Investors considering a buy-and-hold strategy may find better opportunities elsewhere due to the low yielding nature of this asset at its current valuation.
Tenant turnover risk The tenant stability score of 65/100 suggests a higher likelihood of tenant turnover, potentially leading to increased vacancy rates and related costs.
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