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, 1-bathroom apartment of 60 m², energy rating C. Located Estrela parish, Lisbon municipality, Lisbon district. Location: The apartment's first-floor position offers easy access, while its blend of traditional tiles and modern aesthetics creates a unique ambiance in the prestigious Lapa neighborhood. Highlights: Air conditioning and video intercom enhance modern living convenience.
The valuation. The asking price of €535,000 is significantly above the fair value of €270,907, indicating an overpriced property with a discrepancy of €264,093 (49.4%). This suggests a lack of investment appeal relative to market standards.
Fair value modelled at €270,907 from the area baseline, adjusted for condition and location. Asking €535,000 sits €264,093 (49.4%) above — overpriced versus fair value.
Asking €535,000 versus the Estrela, Lisbon, Lisbon area baseline of €352,620 (€5,877/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 79/100 (Housing Market 80 · Amenities 85 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Estrela, Lisbon, Lisbon
Area baseline €352,620 + condition +€7,219 + location +€27,408 = modelled fair value of €270,907 (€4,515/m²), a €264,093 (49.4%) gap versus the €535,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · 93892a | Subject | €535,000 | €8,917 | — | 80 | 79 |
| travessa Vitorino de Freitas S / N | Active | €412,000 | €6,867 | 23.0% | 80 | 74 |
| largo dos Lóios | Active | €425,000 | €7,083 | 20.6% | 85 | 88 |
| rua da Indústria, 89 | Active | €445,000 | €5,057 | 43.3% | 75 | 78 |
| travessa da Boa Hora À Ajuda | Active | €395,000 | €4,938 | 44.6% | 78 | 76 |
| Median comp | €418,500 | €5,962 | 33.1% | 79 | 77 |
Long-term rental The property is currently priced at €535,000, which is significantly above the fair value of €270,907, indicating that it is overpriced by 49.4%. With a gross yield of 3.1%, the rental income may not justify the initial investment, especially in a residential area. Family rental Given the residential nature of the Estrela neighborhood, which scored 79/100 for tenant quality, this property could appeal to families seeking stability. However, the substantial gap from the fair value suggests that potential returns may not compensate for the elevated purchase price. Buy-and-hold While the property has a good condition score of 83/100, the pricing at €535,000 raises concerns about long-term profitability, particularly with a fair value of only €270,907. Investors should be cautious as the current market price indicates that the asset is overpriced, potentially limiting capital appreciation over time.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover that could impact rental income consistency and increase vacancy periods.
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