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 apartment of 200 m² on the 6th floor, built in 2022, energy rating A. Located Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment's private 120m² terrace offers versatile outdoor living spaces with stunning views of the Tagus River, enhancing both relaxation and entertainment opportunities.
The valuation. The asking price of €4,500,000 is significantly above the fair value of €1,794,872, resulting in an overpricing of €2,705,128 (150.7%). This property is clearly overpriced for its market position.
Fair value modelled at €1,794,872 from 5 comparable sales in the area. Asking €4,500,000 sits €2,705,128 (150.7%) above — overpriced versus fair value.
Asking €4,500,000 versus the Estrela, Lisbon, Lisbon area baseline of €1,656,334 (€8,282/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 89/100 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 €1,656,334, adjusted for condition and micro-location, gives a modelled fair value of €1,794,872 (€8,974/m²), a €2,705,128 (150.7%) gap versus the €4,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · 43922b | Subject | €4,500,000 | €22,500 | — | 85 | 76 |
| avenida António Augusto de Aguiar | Active | €1,860,000 | €8,857 | 60.6% | 80 | 82 |
| Santa Maria Maior · 49b89d | Active | €2,790,000 | €14,762 | 34.4% | 89 | 83 |
| largo do Rato | Active | €2,450,000 | €8,974 | 60.1% | 80 | 87 |
| avenida Engenheiro Duarte Pacheco | Active | €1,400,000 | €8,092 | 64.0% | 74 | 80 |
| Median comp | €2,155,000 | €8,916 | 60.4% | 80 | 83 |
Long-term rental The property is priced at €4,500,000 while the fair value is €1,794,872, indicating it is significantly overpriced by 150.7%. With a gross yield of 0%, it does not present a viable option for long-term rental investments in Estrela, Lisbon. Family rental At a listing price of €4,500,000, the property exceeds its fair value of €1,794,872 by 150.7%, confirming it is overpriced. Given the lack of yield and the high price point, it is unlikely to attract families seeking affordable rental options. Buy-and-hold This property is listed at €4,500,000, far above the fair valuation of €1,794,872, making it overpriced by 150.7%. The absence of yield further diminishes its appeal as a buy-and-hold investment in the current market conditions. Not ideal for: Due to its high listing price and lack of yield, this property is not suitable for student housing or the luxury market.
Economic Vulnerability The economic stability score of 80/100 suggests that while the economy is relatively strong, any downturn could impact tenant stability, which is at 75/100, making this property susceptible to potential income fluctuations.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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