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, 1-bathroom apartment of 70 m² on the 3rd floor, built in 1950. Located Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts a unique combination of modern air conditioning and classic wooden floors, presenting a distinctive character within its extensive renovation potential.
The valuation. The asking price of €390,000 sits significantly above the fair value of €268,333, making it overpriced by €121,667 (45.3%). This discrepancy suggests a limited investment appeal at the current price point.
Fair value modelled at €268,333 from 6 comparable sales in the area. Asking €390,000 sits €121,667 (45.3%) above — overpriced versus fair value.
Asking €390,000 versus the Estrela, Lisbon, Lisbon area baseline of €321,495 (€4,593/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 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 €321,495, adjusted for condition and micro-location, gives a modelled fair value of €268,333 (€3,833/m²), a €121,667 (45.3%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · 43922f | Subject | €390,000 | €5,571 | — | 56 | 80 |
| Campolide · 483df5 | Active | €300,000 | €3,000 | 46.2% | — | 81 |
| rua Ferreira Lapa | Active | €352,000 | €5,867 | 5.3% | 65 | 86 |
| praça Gil Vicente | Active | €340,000 | €2,764 | 50.4% | 68 | 74 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 90daaa | Active | €215,000 | €2,905 | 47.9% | — | 79 |
| Median comp | €320,000 | €2,953 | 47.0% | 67 | 80 |
Short-term vacation rental The property is unlikely to yield sustainable returns as a short-term vacation rental, given its price tag of €390,000, which is 45.3% above fair value. The weak gross yield of 4.2% further diminishes its attractiveness in this market segment. Long-term rental With the property priced significantly above its fair value, deploying it as a long-term rental may not be viable for generating solid cash flow or returns. The average condition rating of 57/100 also raises concerns about securing quality tenants willing to pay competitive rents. Buy-and-hold Investing in this property as a buy-and-hold strategy appears ill-advised due to its high listing price, surpassing fair valuation by over 45%. Additionally, while the neighbourhood boasts an 80/100 rating, the current yield and pricing dynamics do not support long-term capital appreciation expectations.
Tenant turnover risk With a tenant stability score of 60/100, there is a heightened risk of frequent tenant turnover, potentially leading to increased vacancy rates and related costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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