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.
2-bedroom, 2-bathroom apartment of 99 m², built in 1930, energy rating D. Located Estrela parish, Lisbon municipality, Lisbon district. The apartment boasts stunning south-facing views of the 25 de Abril Bridge and Cristo Rei, offering a picturesque backdrop that evolves throughout the day.
The valuation. The asking price of €630,000 exceeds the fair value of €582,750 by €47,250 (8.1%), indicating that this property is priced fairly within the current market context. Buy-to-flip angle. A resale strategy could capitalize on property appreciation given its quality and desirable location, aiming for a profit margin above initial investment. Buy-to-let angle. With an estimated rental income of €1,785 per month, the gross yield of 3.4% makes this property attractive for long-term rentals, especially appealing to families in a high-demand urban area.
Fair value modelled at €563,080 from 6 comparable sales in the area. Asking €630,000 sits €66,920 (11.9%) above — overpriced versus fair value.
Asking €630,000 versus the avenida 24 de Julho, 88 area baseline of €584,939 (€5,849/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 is below the parish average, reducing 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 €584,939, adjusted for condition and micro-location, gives a modelled fair value of €563,080 (€5,631/m²), a €66,920 (11.9%) gap versus the €630,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida 24 de Julho, 88 | Subject | €630,000 | €6,300 | — | 62 | 75 |
| avenida Dom Nuno Álvares Pereira, 56 | Active | €285,000 | €3,851 | 38.9% | 60 | 73 |
| rua dos Poiais de São Bento S / N | Active | €370,000 | €5,873 | 6.8% | 70 | 81 |
| Misericórdia · 6a947d | Active | €390,000 | €5,735 | 9.0% | 58 | 81 |
| calçada dos Mestres | Active | €522,000 | €6,070 | 3.7% | — | 80 |
| Median comp | €380,000 | €5,804 | 7.9% | 60 | 81 |
Long-term rental The 2-bed apartment in Estrela has a fair value of €582,750, with a listing price of €630,000 reflecting an 8.1% gap, indicating that it is priced at fair value in a robust housing market. With a gross yield of 3.4% and a neighbourhood score of 75/100, it aligns well with the demand for long-term rentals in Lisbon's urban setting. Buy-and-hold As an investment property, the 2-bed apartment is positioned in an area with diverse employment opportunities and a strong local economy, reinforcing its suitability for long-term holding. The apartment's condition score of 73/100 suggests that while there may be minor renovations needed, it remains a stable asset in a desirable neighbourhood with reputable schools nearby. Family rental Given the presence of reputable schools and a generally safe suburban environment, the Estrela apartment is well-suited for family rentals, catering to long-term residents seeking quality housing. While the property is priced at fair value, its amenities and community attributes enhance its appeal to families in Lisbon's competitive rental market.
Tenant turnover risk High tenant turnover could occur due to a tenant stability score of 70/100, indicating potential challenges in retaining tenants long-term.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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