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 193 m². Located Estrela parish, Lisbon municipality, Lisbon district. This luxury duplex features expansive terraces that seamlessly connect indoor and outdoor living, offering breathtaking views of the Tagus River and vibrant cityscape, perfect for entertaining.
The valuation. The asking price of €2,380,000 is significantly higher than the fair value of €1,628,832, indicating an overpriced property by €751,168 (46.1%).
Fair value modelled at €1,628,832 from 6 comparable sales in the area. Asking €2,380,000 sits €751,168 (46.1%) above — overpriced versus fair value.
Asking €2,380,000 versus the Estrela, Lisbon, Lisbon area baseline of €1,508,379 (€7,815/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €1,508,379, adjusted for condition and micro-location, gives a modelled fair value of €1,628,832 (€8,440/m²), a €751,168 (46.1%) gap versus the €2,380,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · 4a4415 | Subject | €2,380,000 | €12,332 | — | 88 | 80 |
| rua Chagas | Active | €4,300,000 | €12,286 | 0.4% | 90 | 90 |
| Campo de Ourique · 96c1b0 | Active | €1,820,000 | €10,706 | 13.2% | 85 | 85 |
| Santo António · 420168 | Active | €1,750,000 | €7,955 | 35.5% | 80 | 86 |
| rua da Graça, 14A | Active | €1,340,000 | €6,233 | 49.5% | 75 | 86 |
| Median comp | €1,785,000 | €9,331 | 24.3% | 83 | 86 |
Long-term rental The property is overpriced at €2,380,000 compared to a fair value of €1,628,832, suggesting minimal potential for capital appreciation. With a gross yield of only 1.7%, this investment may underperform against other opportunities in the market. Buy-and-hold Given the 46.1% gap from fair value, the current pricing makes it challenging to justify a buy-and-hold strategy for long-term capital growth. The low yield of 1.7% indicates that holding this asset may not generate sufficient returns to outweigh its cost. Family rental While the neighbourhood is rated 80/100 and offers a good living environment, the property is still overpriced, limiting its attractiveness to families seeking rentals. With a fair value of €1,628,832 significantly below the asking price, potential renters may find more value in nearby alternatives.
Potential tenant turnover risk Tenants may be less stable, with a tenant stability score of 75/100 indicating a possibility of increased turnover that could affect rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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