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 41 m² on the 3rd floor, built in 2023, energy rating B. Located on travessa da Cruz da Rocha, Estrela parish, Lisbon municipality, Lisbon district. This apartment features a bright open-plan kitchen with modern appliances and elegant finishes, perfectly complementing the smartly designed living space that maximizes natural light and comfort.
The valuation. The asking price of €395,000 is significantly higher than the fair value of €181,848, being overpriced by €213,152 or 54.0%. This discrepancy highlights the current market conditions affecting pricing in Lisbon's Estrela district.
Fair value modelled at €181,848 from the area baseline, adjusted for condition and location. Asking €395,000 sits €213,152 (54.0%) above — overpriced versus fair value.
Asking €395,000 versus the travessa da Cruz da Rocha area baseline of €240,957 (€5,877/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 76 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 80 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
travessa da Cruz da Rocha
Area baseline €240,957 + condition +€2,306 + location +€18,083 = modelled fair value of €181,848 (€4,435/m²), a €213,152 (54.0%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| travessa da Cruz da Rocha | Subject | €395,000 | €9,634 | — | 76 | 78 |
| rua do Crucifixo | Active | €435,000 | €9,255 | 3.9% | 75 | 78 |
| travessa da Pereira, 32 | Active | €350,000 | €6,140 | 36.3% | 72 | 84 |
| rua do Arsenal | Active | €460,000 | €9,583 | 0.5% | 80 | 80 |
| rua dos Douradores | Active | €880,000 | €9,670 | 0.4% | 75 | 95 |
| Median comp | €447,500 | €9,419 | 2.2% | 75 | 82 |
Long-term rental This property, with a gross yield of 3.1%, shows a significant 54.0% gap against its fair value, indicating it is overpriced for a long-term rental strategy. Given the neighborhood's amenities rating of 78/100, the potential for consistent rental income is limited by the elevated entry price. Buy-and-hold Investing in this apartment for a buy-and-hold strategy is not advisable as it is overpriced by 54.0% based on its fair value of €181,848. The current condition score of 79/100 may delay any potential appreciation in value, making it an unappealing option for long-term capital gains. Family rental This one-bedroom apartment, despite being located in a neighborhood with decent amenities, is priced €395,000, 54.0% higher than its fair value, making it overpriced for family rental purposes. The relatively low yield of 3.1% further highlights the financial challenges of accommodating family tenants in such an expensive property.
Economic Downturn Risk A potential downturn could affect the property due to an economic stability score of 80/100, which, although decent, may leave it vulnerable in more severe conditions compared to higher-rated investments.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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