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, 1-bathroom apartment of 104 m² on the 1st floor, energy rating D. Located Estrela parish, Lisbon municipality, Lisbon district. This apartment features a spacious kitchen with excellent storage capacity, enhancing functionality for cooking enthusiasts while retaining potential for minor renovations to elevate its charm.
The valuation. The asking price of €620,000 is significantly above the fair value of €488,800, resulting in an overpriced verdict of €131,200 (26.8%). This disparity suggests potential difficulties in achieving a profitable resale.
Fair value modelled at €488,800 from 6 comparable sales in the area. Asking €620,000 sits €131,200 (26.8%) above — overpriced versus fair value.
Asking €620,000 versus the Estrela, Lisbon, Lisbon area baseline of €443,734 (€4,267/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 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 €443,734, adjusted for condition and micro-location, gives a modelled fair value of €488,800 (€4,700/m²), a €131,200 (26.8%) gap versus the €620,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · 6a91d9 | Subject | €620,000 | €5,962 | — | 68 | 82 |
| Almada, Cova da Piedade, Pragal e Cacilhas · b45307 | Active | €305,000 | €3,389 | 43.2% | 60 | 78 |
| travessa do Moinho de Vento | Active | €350,000 | €4,667 | 21.7% | — | 84 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 90daaa | Active | €215,000 | €2,905 | 51.3% | — | 79 |
| rua do Sol | Active | €284,000 | €4,733 | 20.6% | 70 | 83 |
| Median comp | €294,500 | €4,028 | 32.4% | 65 | 81 |
Long-term rental The current pricing of €620,000 reflects a gross yield of only 3.7%, making it an unattractive investment for long-term rental in light of the fair value estimate of €488,800. Given its condition rating of 66/100, the property does not justify its elevated price, which is 26.8% above fair value. Short-term vacation rental The attractiveness for short-term vacation rental is diminished by the current listing price of €620,000, which is 26.8% higher than its fair value of €488,800. Despite the central Lisbon location, the gross yield of 3.7% fails to provide a compelling case for potential short-term rental returns at this price point. Buy-and-hold Purchasing this property for a buy-and-hold strategy is not advisable, given its price of €620,000 significantly exceeds the fair value of €488,800 by 26.8%. The relatively low condition score of 66/100, combined with the subpar gross yield of 3.7%, casts doubt on the potential for future appreciation in value. Not ideal for student housing as the current price does not offer a favorable yield and the neighborhood dynamics do not align with student rental demands.
Tenant default risk The tenant stability score of 70/100 indicates a moderate risk of potential tenant defaults or turnover, which could impact cash flow and profitability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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