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, 0-bathroom duplex of 318 m². Located Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The master suite boasts exclusive terrace access, while the property preserves historical elements, enhancing its luxury through a blend of modern design and heritage.
The valuation. The asking price of €3,480,000 sits significantly above the fair value of €2,732,139, resulting in an overpriced valuation by €747,861, or 27.4%. Buy-to-flip angle. The potential resale strategy will focus on upgrading the property further to appeal to high-end buyers, aiming for a profitable exit well above the current asking price. Buy-to-let angle. The estimated rental income of approximately €5,800 per month yields a modest gross yield of 2%, making long-term rental feasible despite the high purchase price.
Fair value modelled at €2,732,139 from 6 comparable sales in the area. Asking €3,480,000 sits €747,861 (27.4%) above — overpriced versus fair value.
Asking €3,480,000 versus the Estrela, Lisbon, Lisbon area baseline of €2,558,532 (€8,046/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €2,558,532, adjusted for condition and micro-location, gives a modelled fair value of €2,732,139 (€8,592/m²), a €747,861 (27.4%) gap versus the €3,480,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · 439346 | Subject | €3,480,000 | €10,943 | — | 85 | 79 |
| Santa Maria Maior · 938893 | Active | €2,200,000 | €13,018 | 19.0% | 82 | 81 |
| rua Nova do Loureiro, 36 | Active | €925,000 | €8,043 | 26.5% | 76 | 81 |
| rua Joaquim Casimiro S / N | Active | €465,000 | €5,602 | 48.8% | 75 | 78 |
| Estrela · cfe0bc | Active | €850,000 | €9,140 | 16.5% | 75 | 79 |
| Median comp | €887,500 | €8,592 | 21.5% | 76 | 80 |
Long-term rental Given the property's high valuation at €3,480,000 compared to the fair value of €2,732,139, the potential for long-term rental income is limited, yielding only 2% gross. This price point may deter quality tenants, making the property less attractive in a competitive rental market. Buy-and-hold At a significant premium of 27.4% over fair value, this property does not present an appealing buy-and-hold strategy due to its constrained yield and high entry cost. Long-term capital appreciation prospects could be hindered in a market where fundamentals suggest a pricing correction is necessary. Family rental With a gross yield of only 2% at an overpriced €3,480,000, this property may struggle to attract families seeking reasonably priced rental options. The financial commitment required at this price point could limit the pool of interested tenants, accentuating the property's overpriced position.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of tenant turnover, which could lead to potential vacancy loss and additional costs for finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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