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 72 m², built in 2021, energy rating B. Located on rua do In Estrela, Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes a private balcony that enhances natural light and offers views of the historic Lapa neighborhood, along with a designated parking space in a prime location.
The valuation. The asking price of €505,000 is significantly above the fair value of €326,804, representing an overprice of €178,196 (35.3%). The property is clearly overpriced based on current market conditions.
Fair value modelled at €326,804 from the area baseline, adjusted for condition and location. Asking €505,000 sits €178,196 (35.3%) above — overpriced versus fair value.
Asking €505,000 versus the rua do In Estrela area baseline of €423,144 (€5,877/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 79 · Materials 85 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 82/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua do In Estrela
Area baseline €423,144 + condition +€6,975 + location +€36,293 = modelled fair value of €326,804 (€4,539/m²), a €178,196 (35.3%) gap versus the €505,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do In Estrela | Subject | €505,000 | €7,014 | — | 79 | 82 |
| Arroios · 28ba0d | Active | €630,000 | €9,844 | 40.3% | 80 | 80 |
| rua das Beatas, 16 | Active | €420,000 | €5,600 | 20.2% | 78 | 85 |
| Santa Maria Maior · 6fb845 | Active | €419,900 | €6,460 | 7.9% | 75 | 86 |
| avenida Almirante Reis | Active | €455,000 | €5,170 | 26.3% | 75 | 91 |
| Median comp | €437,500 | €6,030 | 14.0% | 77 | 86 |
Long-term rental: Given that the apartment is priced at €505,000 yet has a fair value of only €326,804, the property is overpriced, leading to a yield of just 3.2%, which may deter long-term tenants seeking value. Additionally, while the neighbourhood scores well in safety and amenities, the high price could compromise rental demand in the future. Buy-and-hold: The property’s 35.3% gap from its fair value signals that it is overpriced, which raises concerns about potential appreciation in the buy-and-hold strategy. As economic conditions in Lisbon remain stable, expected returns may not justify the current listing price, making it a less attractive long-term investment. Family rental: Priced at €505,000, the property is overpriced compared to its fair value of €326,804, which could limit its appeal to families seeking affordable rental options. Despite the satisfactory condition of the apartment and the neighbourhood's family-friendly attributes, the elevated price could hamper a successful family rental investment. Short-term vacation rental: The overpriced nature of this property, with a listing of €505,000 compared to a fair value of €326,804, makes it a less viable option for short-term vacation rentals, where competitive pricing is crucial. Elevated costs may drive potential guests to more affordably priced options in the area. Student housing: With a fair value gap of 35.3%, this apartment is overpriced at €505,000, which restricts its suitability for student housing. The high buying price could limit profitability in an often price-sensitive rental market catering to students.
Potential Tenant Turnover The tenant stability score of 75/100 indicates there is a notable risk of tenant turnover, which could lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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