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.
1-bedroom, 1-bathroom apartment of 40 m², built in 1903, energy rating F. Located on rua de Sant'Ana À Lapa S / N, Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts two distinct entrances for easy access, and it benefits from ample natural light through two skylights and efficient layout, enhancing its modern appeal.
The valuation. The asking price of €323,000 is significantly above the fair value of €273,556, resulting in an overpricing of €49,444 (18.1%). This suggests that the property may not be a financially sound investment. Buy-to-flip angle. With an asking price exceeding fair value, a buy-to-flip strategy may not yield beneficial returns without major renovations or market appreciation. Flipping this property could result in losses if market conditions do not improve. Buy-to-let angle. The gross yield of 3.6%, translating to approximately €969 per month in rental income, is modest. While it can provide steady cash flow, the initial cost may limit overall profitability for long-term investors.
Fair value modelled at €273,556 from 6 comparable sales in the area. Asking €323,000 sits €49,444 (18.1%) above — overpriced versus fair value.
Asking €323,000 versus the rua de Sant'Ana À Lapa S / N area baseline of €267,324 (€6,683/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €267,324, adjusted for condition and micro-location, gives a modelled fair value of €273,556 (€6,839/m²), a €49,444 (18.1%) gap versus the €323,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Sant'Ana À Lapa S / N | Subject | €323,000 | €8,075 | — | 75 | 80 |
| Alcântara · 389827 | Active | €355,200 | €7,400 | 8.4% | — | 78 |
| Alcântara · 3897fe | Active | €372,300 | €7,446 | 7.8% | — | 75 |
| Campo de Ourique · 0900ea | Active | €450,000 | €5,357 | 33.7% | 80 | 82 |
| beco do Imaginário | Active | €305,000 | €5,083 | 37.0% | 80 | 83 |
| Median comp | €363,750 | €6,379 | 21.0% | 80 | 80 |
Long-term rental The property appears overpriced at €323,000 compared to a fair value of €273,556, resulting in an 18.1% gap. This situation may deter long-term tenants seeking affordable options in a neighborhood with an overall tenant quality rating of 80/100. Family rental Given the current pricing above fair value, families might look for more reasonable choices within the area, impacting the property's attractiveness in this segment. The combination of decent amenities and a neighbourhood rating of 80/100 does not sufficiently compensate for the inflated price. Buy-and-hold While holding the property could capitalize on Lisbon’s promising economic conditions, its current valuation of €323,000 presents a significant issue. Investors may find themselves dealing with diminished returns in a market that emphasizes value, given the 3.6% gross yield against the overvaluation. Not ideal for short-term rental Pricing at a premium means potential short-term rental yields may not meet investor expectations, making this strategy less viable. A lack of competitive pricing can hinder attractiveness for vacationers compared to lower-priced alternatives. Not ideal for student housing The property’s elevated price creates a barrier for students who typically prioritize affordability. With the area boasting a solid infrastructure yet facing affordability concerns, it may lead to prolonged vacancies in this rental category.
Tenant turnover risk The tenant stability score of 70/100 suggests there may be periodic fluctuations in tenant retention, potentially resulting in higher vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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