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, 2-bathroom apartment of 80 m² on the 1st floor, built in 1951, energy rating D. Located Estrela parish, Lisbon municipality, Lisbon district. This apartment features an office/home office area that enhances its functionality, blending historic charm with modern living needs.
The valuation. The asking price of €485,000 is €55,672 (13.0%) above the fair value of €429,328, indicating the property is overpriced. Buy-to-flip angle. A resale strategy could focus on modernizing aesthetics to attract higher offers, leveraging the property’s appealing finishes. Buy-to-let angle. With an estimated rental income of €1,495/month, the gross yield stands at 3.7%, capitalizing on the area's demand for long-term rentals.
Fair value modelled at €429,328 from 6 comparable sales in the area. Asking €485,000 sits €55,672 (13.0%) above — overpriced versus fair value.
Asking €485,000 versus the Estrela, Lisbon, Lisbon area baseline of €393,033 (€4,913/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €393,033, adjusted for condition and micro-location, gives a modelled fair value of €429,328 (€5,367/m²), a €55,672 (13.0%) gap versus the €485,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · 4a4601 | Subject | €485,000 | €6,063 | — | 75 | 78 |
| rua Luciano Cordeiro | Active | €550,000 | €6,875 | 13.4% | 70 | 90 |
| São Domingos de Benfica · 225a3b | Active | €559,000 | €5,375 | 11.3% | 75 | 83 |
| rua Garcia de Orta, 56 | Active | €590,000 | €4,683 | 22.8% | 78 | 82 |
| rua Rodrigues de Faria, 107 | Active | €329,000 | €5,982 | 1.3% | 75 | 80 |
| Median comp | €554,500 | €5,679 | 6.3% | 75 | 83 |
Long-term rental The property presents a gross yield of 3.7%, which indicates a modest return for a long-term rental strategy. Given the 13.0% gap from fair value, the price may hinder profitability potential in this competitive market. Buy-and-hold Investing in this apartment as a buy-and-hold strategy appears less appealing due to its current overpriced status. The fair value of €429,328 suggests that there are likely better investment opportunities within Lisbon that could yield higher appreciation in the long run. Short-term vacation rental While the area has some appeal for short-term vacation rentals, the property is listed at €485,000, which does not align with the fair market assessment of €429,328. The high listing price significantly reduces the potential for rental income amidst the growing competition in the Lisbon tourism sector. Not ideal for Student housing, Value-add renovation, Luxury market.
Increased Vacancy Risk: With a tenant stability score of 70/100, there may be a higher likelihood of tenant turnover, potentially leading to increased vacancy periods and revenue loss.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
