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.
4-bedroom, 2-bathroom duplex of 132 m², built in 1957, energy rating D. Located Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property is part of an award-winning architectural project, featuring a common terrace with panoramic views over the Tejo, enhancing its urban living experience.
The valuation. The asking price of €850,000 sits €210,172 above the fair value of €639,828, implying that this property is overpriced by 32.8%. This significant discrepancy indicates a lack of attractive pricing for potential investors.
Fair value modelled at €639,828 from 6 comparable sales in the area. Asking €850,000 sits €210,172 (32.8%) above — overpriced versus fair value.
Asking €850,000 versus the Estrela, Lisbon, Lisbon area baseline of €616,404 (€4,670/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €616,404, adjusted for condition and micro-location, gives a modelled fair value of €639,828 (€4,847/m²), a €210,172 (32.8%) gap versus the €850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · 4a43d8 | Subject | €850,000 | €6,439 | — | 73 | 83 |
| rua de São Paulo | Active | €890,000 | €4,734 | 26.5% | 75 | 83 |
| Santo António · b32933 | Active | €530,000 | €7,067 | 9.7% | 76 | 85 |
| avenida Infante Santo, 57 | Active | €780,000 | €4,671 | 27.5% | 65 | 83 |
| Campolide · 6eba48 | Active | €575,000 | €4,423 | 31.3% | 74 | 78 |
| Median comp | €677,500 | €4,703 | 27.0% | 75 | 83 |
Long-term rental This property is not a viable option for long-term rental investments, as it is overpriced by 32.8% compared to its fair value of €639,828, leading to a low gross yield of 3.1%. Given the modest condition rating of 75/100, potential rental income is unlikely to justify the initial investment. Buy-and-hold Investing in this duplex as a buy-and-hold strategy is not advisable due to its significant overvaluation, which undermines the potential for future appreciation. With a fair value considerably lower than its listing price, the risks outweigh the potential rewards inherent in holding this asset long-term. Luxury market While the property is located in a desirable neighborhood with an 83/100 rating, its current listing price renders it overpriced for entry into the luxury market. Buyers seeking high-end investments may find better opportunities elsewhere, considering this duplex's valuation gap of 32.8% above fair value.
Tenant turnover risk Higher tenant turnover may occur due to the Tenant stability score of 80/100, potentially leading to increased vacancy rates and costs associated with 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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