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 penthouse of 176 m² on the 3rd floor. Located Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: This penthouse includes a unique rooftop terrace ready for a jacuzzi installation and boasts panoramic views over the Rio Tejo, enhancing its appeal and exclusivity.
The valuation. The asking price of €2,300,000 is significantly above the fair value of €796,884, indicating an excess of €1,503,116 (65.4%). The property is clearly overpriced, making it a less attractive investment opportunity.
Fair value modelled at €796,884 from the area baseline, adjusted for condition and location. Asking €2,300,000 sits €1,503,116 (65.4%) above — overpriced versus fair value.
Asking €2,300,000 versus the Estrela, Lisbon, Lisbon area baseline of €1,034,352 (€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 80/100 (Housing Market 85 · Amenities 90 · Economic 90 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
Estrela, Lisbon, Lisbon
Area baseline €1,034,352 + condition +€20,625 + location +€83,171 = modelled fair value of €796,884 (€4,528/m²), a €1,503,116 (65.4%) gap versus the €2,300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · 6c7a01 | Subject | €2,300,000 | €13,068 | — | 80 | 80 |
| rua Senhora do Monte | Active | €625,000 | €4,808 | 63.2% | 78 | 82 |
| rua Bartolomeu da Costa, 19 | Active | €850,000 | €4,830 | 63.0% | 72 | 84 |
| Arroios · 49b758 | Active | €910,000 | €4,313 | 67.0% | 75 | 79 |
| São Vicente · 23f2c3 | Active | €620,000 | €5,210 | 60.1% | 90 | 84 |
| Median comp | €737,500 | €4,819 | 63.1% | 77 | 83 |
Long-term rental The property is currently overpriced at €2,300,000 compared to a fair value of €796,884, resulting in a significant gap of 65.4%. With a gross yield of only 1.6%, the return on this investment does not justify the high entrance cost in the current rental market. Buy-and-hold Investing in this penthouse poses a challenge given its current valuation, as it stands at €2,300,000 while fair value indicates a price of just €796,884. This overpricing, with a yield of 1.6%, suggests that long-term appreciation may not compensate for the initial excessive outlay. Value-add renovation While pursuing a value-add renovation strategy typically seeks to improve property value, investing in this overpriced penthouse at €2,300,000, relative to its fair value of €796,884, is not prudent. The anticipated renovations would need to yield significant increases in value to make this investment justifiable against the current price tag, which requires reevaluating potential profit margins. Short-term vacation rental Short-term vacation rentals are not ideal for this property due to its significant overvaluation at €2,300,000 against a fair value of €796,884. The low gross yield of 1.6% further reinforces that the revenue potential in this segment does not align with the property's inflated price. Student housing The property's pricing at €2,300,000 compared to its fair value of €796,884 makes it unsuitable for student housing investments, as it is significantly overpriced. The minimal yield of 1.6% indicates that the return on investment will unlikely meet the demands of the student rental market, which typically favors more affordable options.
Tenant instability risk With a tenant stability score of only 55/100, there is a potential risk for higher turnover rates, which could increase vacancy costs and reduce overall rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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