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 61 m² on the 3rd floor, energy rating F. Located on rua de Residentes, Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts a sunlit terrace that offers an unobstructed panoramic view of the Tagus River and the Basilica da Estrela, enhancing its appeal in the vibrant Campo de Ourique. Special Amenities: The property has undergone recent kitchen and bathroom renovations, adding modern touches to its charm.
The valuation. The asking price of €445,000 is significantly above the fair value of €359,341, translating to a premium of €85,659 (23.8%). This property is considered overpriced.
Fair value modelled at €359,341 from 6 comparable sales in the area. Asking €445,000 sits €85,659 (23.8%) above — overpriced versus fair value.
Asking €445,000 versus the rua de Residentes area baseline of €349,651 (€5,732/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 €349,651, adjusted for condition and micro-location, gives a modelled fair value of €359,341 (€5,891/m²), a €85,659 (23.8%) gap versus the €445,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Residentes | Subject | €445,000 | €7,295 | — | 72 | 83 |
| avenida General Roçadas | Active | €350,000 | €5,645 | 22.6% | 72 | 90 |
| rua das Enfermeiras da Grande Guerra, 5 | Active | €450,000 | €5,844 | 19.9% | 73 | 80 |
| Alcântara · 6a9549 | Active | €475,000 | €5,938 | 18.6% | 77 | 78 |
| Misericórdia · 483bd9 | Active | €545,000 | €5,142 | 29.5% | 74 | 81 |
| Median comp | €462,500 | €5,745 | 21.3% | 74 | 81 |
Long-term rental This 2-bed apartment in Estrela is overpriced at €445,000, representing a significant gap of 23.8% from its fair value of €359,341, which limits its long-term rental yield to a modest 3.4%. With the neighborhood rating at a strong 83/100, demand might be present, but the overvaluation reduces the investment's attractiveness over the long term. Buy-and-hold Investing in this property for a buy-and-hold strategy is not advisable, as it is overpriced by 23.8% against its fair value of €359,341, yielding a gross return of just 3.4%. Even with a decent condition score of 75/100, the excessive price diminishes potential long-term capital appreciation and overall investment viability. Short-term vacation rental While the Estrela area has high demand for short-term vacation rentals, this 2-bed apartment is overpriced at €445,000, which is 23.8% above its fair value of €359,341 and yields a disappointing gross return of 3.4%. The competitive nature of the market combined with this property’s overvaluation makes it a less favorable option for short-term rental investments. Not ideal for: Student housing Given its current price of €445,000, which is significantly above its fair value, this 2-bed apartment is not suited for student housing investments. The relatively affordable rental rates typical for students would not support the high cost of this property, rendering it an impractical choice.
Tenant turnover risk The tenant stability score of 70/100 indicates the potential for higher tenant turnover, which may lead to increased vacancy rates and costs associated with re-letting the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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