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, 0-bathroom penthouse of 460 m². Located Estrela parish, Lisbon municipality, Lisbon district. This penthouse boasts beautifully tiled terraces equipped with the possibility of installing a pool, jacuzzi, or sauna, enhancing the outdoor living experience.
The valuation. The asking price of €2,300,000 sits €183,163 (8.0%) above the fair value of €2,116,837, indicating that the property is overpriced. This discrepancy suggests that potential investors should proceed with caution. Buy-to-flip angle. A resale strategy for this penthouse could take advantage of the high-quality finishes and urban location, appealing to affluent buyers willing to pay a premium for luxury. Quick renovations, if necessary, may further enhance appeal and increase resale value. Buy-to-let angle. With a gross yield of 7% and an estimated rental income of €13,417/month, the penthouse presents a lucrative buy-to-let opportunity. The well-rated neighborhood of Estrela positions the property favorably for family rentals, ensuring strong demand.
Fair value modelled at €2,116,837 from the area baseline, adjusted for condition and location. Asking €2,300,000 sits €183,163 (8.0%) above — overpriced versus fair value.
Asking €2,300,000 versus the Estrela, Lisbon, Lisbon area baseline of €2,703,420 (€5,877/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 85/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
Estrela, Lisbon, Lisbon
Area baseline €2,703,420 + condition +€51,750 + location +€253,607 = modelled fair value of €2,116,837 (€4,602/m²), a €183,163 (8.0%) gap versus the €2,300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · be9195 | Subject | €2,300,000 | €5,000 | — | 80 | 85 |
| rua do Olival | Active | €590,000 | €5,566 | 11.3% | 78 | 75 |
| Santa Maria Maior · 938893 | Active | €2,200,000 | €13,018 | 160.4% | 82 | 81 |
| Alcântara · 6ebabb | Active | €363,000 | €5,186 | 3.7% | 70 | 83 |
| rua do Sol | Active | €284,000 | €4,733 | 5.3% | 70 | 83 |
| Median comp | €476,500 | €5,376 | 7.5% | 74 | 82 |
Long-term rental Given the property's price of €2,300,000, it is 8% above the fair value of €2,116,837, making it an overpriced option for long-term rental investment. Although the gross yield stands at 7%, the excessive purchase price diminishes its attractiveness as a sound long-term strategic choice. Buy-and-hold This 3-bed penthouse is currently listed at €2,300,000, exceeding its fair value by 8%, which categorizes it as overpriced in the buy-and-hold strategy. Despite the positive attributes of the Estrela neighborhood, the inflated price impacts the potential long-term growth of investment returns. Family rental At a listing price of €2,300,000, the property is overpriced at an 8% premium over the fair value of €2,116,837, which could limit marketability for family rentals. While the neighborhood has a high tenant quality and good amenities, the price still overshadows its prospective appeal for families seeking long-term housing.
Tenant turnover risk There is a risk of increased tenant turnover affecting cash flow stability, given the tenant stability score of 80/100 suggests potential fluctuations in rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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