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, 2-bathroom apartment of 175 m² on the 1st floor, energy rating E. Located Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment uniquely features a light-filled interior patio that brightens the central hallway, strategically designed for optimal cross-ventilation and a fluid living experience.
The valuation. The asking price of €1,150,000 is significantly above the fair value of €780,598, indicating an overpriced property by €369,402 (32.1%). This discrepancy raises concerns regarding an appropriate investment entry point.
Fair value modelled at €873,990 from 6 comparable sales in the area. Asking €1,150,000 sits €276,010 (31.6%) above — overpriced versus fair value.
Asking €1,150,000 versus the Estrela, Lisbon, Lisbon area baseline of €787,302 (€4,499/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €787,302, adjusted for condition and micro-location, gives a modelled fair value of €873,990 (€4,994/m²), a €276,010 (31.6%) gap versus the €1,150,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · 225aab | Subject | €1,150,000 | €6,571 | — | 84 | 80 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 49b924 | Active | €349,900 | €3,722 | 43.4% | 75 | 70 |
| rua Saraiva de Carvalho | Active | €695,000 | €6,557 | 0.2% | 75 | 80 |
| rua da Bica do Marquês, 1 | Active | €520,000 | €5,200 | 20.9% | 72 | 75 |
| Campolide · 6eba48 | Active | €575,000 | €4,423 | 32.7% | 74 | 78 |
| Median comp | €547,500 | €4,812 | 26.8% | 75 | 77 |
Long-term rental The property at €1,150,000 is overpriced by 32.1% compared to its fair value of €780,598, which limits its potential for long-term rental returns. With a gross yield of 3.1%, the current asking price does not provide a competitive edge in the rental market given the high costs involved. Short-term vacation rental At a listing price of €1,150,000, the apartment is overpriced compared to its fair value, making it a less attractive option for short-term vacation rentals. The property’s rating and neighborhood quality are strong, but the elevated price may deter visitors seeking value for their stay. Buy-and-hold Investing in this property as a buy-and-hold strategy is challenged by its overpricing at €1,150,000, compared to the fair value of €780,598. The anticipated appreciation in a desirable area like Estrela is undermined by the significant initial overvaluation, suggesting potential long-term losses for investors.
Tenant turnover risk The tenant stability score of 70/100 indicates potential challenges in tenant retention, which may lead to increased vacancy periods and costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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