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 duplex of 90 m², energy rating C. Located on rua da Boa Vista, Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The duplex includes a charming preserved balcony that offers unobstructed views of the vibrant Rua da Boa Vista, enhancing both aesthetic appeal and outdoor living space.
The valuation. The asking price of €690,000 is significantly above the fair value of €582,988, by €107,012 (18.4%). This property is considered overpriced based on current market evaluations.
Fair value modelled at €582,988 from 6 comparable sales in the area. Asking €690,000 sits €107,012 (18.4%) above — overpriced versus fair value.
Asking €690,000 versus the rua da Boa Vista area baseline of €502,972 (€5,589/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €502,972, adjusted for condition and micro-location, gives a modelled fair value of €582,988 (€6,478/m²), a €107,012 (18.4%) gap versus the €690,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Boa Vista | Subject | €690,000 | €7,667 | — | 78 | 79 |
| rua do Loreto, 21 | Active | €795,000 | €4,877 | 36.4% | 80 | 85 |
| rua da Saudade | Active | €720,000 | €5,333 | 30.4% | 78 | 86 |
| São Vicente · 938905 | Active | €625,000 | €8,333 | 8.7% | 82 | 83 |
| rua Almeida e Sousa | Active | €1,250,000 | €7,622 | 0.6% | 80 | 90 |
| Median comp | €757,500 | €6,478 | 15.5% | 80 | 86 |
Long-term rental The property is overpriced relative to its fair value, making it less attractive for long-term rental investments. With a gross yield of only 3.3%, the potential returns do not justify the current asking price. Buy-and-hold As it stands, the current valuation indicates that the property is overpriced, which could hinder capital appreciation in the long term. Investors may find it difficult to achieve satisfactory returns on a buy-and-hold strategy given the 18.4% gap against fair value. Family rental While the neighborhood offers good amenities and a lower crime risk, the property is overpriced and may not appeal to families looking for value. The 18.4% premium over fair value could limit the demand among family renters seeking reasonable pricing in desirable areas.
Tenant turnover risk The tenant stability score of 70 indicates potential fluctuations in occupancy rates, possibly resulting in increased costs due to vacancies or turnover processes.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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