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 198 m² on the 6th floor, energy rating B. Located on travessa da Cruz da Rocha, 6, Estrela parish, Lisbon municipality, Lisbon district. This apartment features a professionally designed 120 m² terrace with a bioclimatic pergola and a pond, offering an exceptional private outdoor living experience with river views.
The valuation. The asking price of €4,500,000 is significantly above the fair value of €888,684, exceeding it by €3,611,316 (80.3%). This property is therefore considered overpriced. Buy-to-flip angle. A buy-to-flip strategy would be difficult to justify given the high asking price compared to fair market value, limiting potential for profitable resale. Buy-to-let angle. The property has a gross yield of 0%, indicating no significant rental income potential, making it less attractive for buy-to-let investors.
Fair value modelled at €888,684 from the area baseline, adjusted for condition and location. Asking €4,500,000 sits €3,611,316 (80.3%) above — overpriced versus fair value.
Asking €4,500,000 versus the travessa da Cruz da Rocha, 6 area baseline of €1,163,646 (€5,877/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 90/100 (Condition 90 · Materials 92 · Room dimensions 87). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 77/100 (Housing Market 85 · Amenities 80 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
travessa da Cruz da Rocha, 6
Area baseline €1,163,646 + condition +€24,750 + location +€84,210 = modelled fair value of €888,684 (€4,488/m²), a €3,611,316 (80.3%) gap versus the €4,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| travessa da Cruz da Rocha, 6 | Subject | €4,500,000 | €22,727 | — | 90 | 77 |
| Santa Maria Maior · 49b89d | Active | €2,790,000 | €14,762 | 35.0% | 89 | 83 |
| avenida António Augusto de Aguiar | Active | €1,860,000 | €8,857 | 61.0% | 80 | 82 |
| calçada das Necessidades | Active | €1,380,000 | €8,466 | 62.7% | 82 | 80 |
| Belém · 6d544f | Active | €950,000 | €7,308 | 67.8% | 80 | 81 |
| Median comp | €1,620,000 | €8,662 | 61.9% | 81 | 82 |
Long-term rental Despite the strong economic stability supported by proximity to Lisbon's job market, the current listing price of €4,500,000 is significantly above the computed fair value of €888,684, indicating an 80.3% premium. Consequently, the lack of rental yield at 0% suggests that this property is unlikely to generate sustainable income from long-term tenants. Family rental While the property boasts a high condition score of 90/100, indicating it is well-maintained, the disparity between its listing price and fair value discourages it as a viable family rental investment. Given the excessive valuation and absence of rental yield, potential buyers should reconsider family rental prospects in this overpriced segment. Buy-and-hold Despite the suburban charm and decent neighborhood rating of 77/100, buying this property as a long-term hold is not advisable due to its €4,500,000 listing compared to the fair value of €888,684. The 80.3% gap over fair value, combined with a lack of gross yield, undermines the premise of a successful buy-and-hold strategy.
Tenant turnover risk: With a tenant stability score of 70/100, there is a heightened risk of tenant turnover, which could lead to increased vacancy rates and loss of rental income.
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