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.
3-bedroom, 3-bathroom apartment of 163 m², energy rating B. Located on calçada das Necessidades, Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property enjoys a comprehensive communal pool exclusive to residents and is situated in a highly prestigious neighborhood known for its significant historical allure and elite atmosphere.
The valuation. The asking price of €1,380,000 is significantly above the fair value of €739,296, representing an overvaluation of €640,704 (46.4%). This implies the property is overpriced in the current market context.
Fair value modelled at €739,296 from the area baseline, adjusted for condition and location. Asking €1,380,000 sits €640,704 (46.4%) above — overpriced versus fair value.
Asking €1,380,000 versus the calçada das Necessidades area baseline of €957,951 (€5,877/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 82 · Materials 88 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
calçada das Necessidades
Area baseline €957,951 + condition +€20,375 + location +€77,027 = modelled fair value of €739,296 (€4,536/m²), a €640,704 (46.4%) gap versus the €1,380,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| calçada das Necessidades | Subject | €1,380,000 | €8,466 | — | 82 | 80 |
| Santa Maria Maior · 49b89d | Active | €2,790,000 | €14,762 | 74.4% | 89 | 83 |
| avenida Infante Santo | Active | €1,450,000 | €9,063 | 7.0% | 80 | 81 |
| avenida Infante Santo | Active | €1,450,000 | €9,063 | 7.0% | 80 | 81 |
| Santo António · 4201df | Active | €1,700,000 | €7,727 | 8.7% | 78 | 85 |
| Median comp | €1,575,000 | €9,063 | 7.0% | 80 | 82 |
Long-term rental The current listing price of €1,380,000 reflects a significant premium over the fair value of €739,296, indicating that the property is overpriced. With a gross yield of only 2.3%, the long-term rental strategy may lead to lower returns relative to the investment outlay. Buy-and-hold Acquiring this property at €1,380,000 compared to its fair value of €739,296 exposes investors to a substantial risk, as the property is overpriced by 46.4%. The anticipated capital appreciation in an already pricey marketplace is unlikely to justify the elevated entry price. Family rental At a listing price of €1,380,000, which is 46.4% above its fair value of €739,296, the property is considered overpriced and may deter potential family tenants in a market seeking reasonably priced housing. Despite the neighbourhood rating of 80/100, the unattractive yield of 2.3% makes this a less appealing option for family rental investors.
Tenant turnover risk High tenant turnover may occur due to a tenant stability score of 75/100, potentially leading to increased vacancy rates and higher costs associated with re-leasing the property.
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