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 110 m². Located Estrela parish, Lisbon municipality, Lisbon district. This apartment boasts a magnificent deck terrace with panoramic views of the Tagus River, creating a seamless blend of indoor and outdoor living spaces.
The valuation. The asking price of €860,000 is significantly above the fair value of €616,000, indicating an overvaluation of €244,000 or 39.6%. This disparity suggests a cautionary approach for prospective investors.
Fair value modelled at €616,000 from 6 comparable sales in the area. Asking €860,000 sits €244,000 (39.6%) above — overpriced versus fair value.
Asking €860,000 versus the Estrela, Lisbon, Lisbon area baseline of €602,344 (€5,476/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 €602,344, adjusted for condition and micro-location, gives a modelled fair value of €616,000 (€5,600/m²), a €244,000 (39.6%) gap versus the €860,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · 89e764 | Subject | €860,000 | €7,818 | — | 73 | 82 |
| rua Augusto José Vieira, 24 | Active | €359,000 | €4,787 | 38.8% | 74 | 80 |
| travessa do Raposo, 5A | Active | €399,000 | €5,700 | 27.1% | 70 | 81 |
| Estrela · ba3d89 | Active | €445,000 | €7,063 | 9.7% | 80 | 83 |
| Campolide · 25f870 | Active | €599,000 | €4,538 | 42.0% | 74 | 72 |
| Median comp | €422,000 | €5,244 | 32.9% | 74 | 81 |
Long-term rental The 2-bed apartment in Estrela presents a gross yield of only 2.7%, which is insufficient to justify its listing price of €860,000 given the fair value estimate of €616,000. Despite its desirable neighborhood rating of 82/100, the significant 39.6% gap from fair value indicates the property is overpriced for long-term rental prospects. Buy-and-hold Strategically, investing in a property with such a substantial overpricing of 39.6% means that potential value appreciation may be stunted, as the market typically adjusts to realistic valuations. While Estrela's appeal supports potential growth, the current entry point of €860,000 does not align with a sound buy-and-hold strategy when considering its fair value of €616,000. Short-term vacation rental Investing in short-term vacation rentals in this apartment may yield some returns, but with a gross yield of merely 2.7% and an overpriced listing at €860,000, the profit margin could be critically undermined. The vibrant Estrela neighborhood is attractive, yet it does not compensate for the substantial 39.6% premium over fair value, making this investment strategy less feasible. Not ideal for: Student housing Given the property’s overpricing, it is ill-suited for student housing, where affordability is key, and rental yields need to be competitive. The high listing price of €860,000 is well beyond the budget of typical student tenants, making this an impractical investment choice. Not ideal for: Value-add renovation The lack of room for value-add renovation is evident as the property already rates 77/100 in condition; thus, the premium price of €860,000 does not provide room for profitable enhancements. The current valuation indicates that significant renovations would not be warranted or beneficial in such an overpriced scenario.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy periods and loss of 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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