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 114 m², built in 1937, energy rating E. Located on rua do Conde, 7, Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment offers unobstructed river views and is ideally located next to the National Museum of Ancient Art, enhancing its cultural significance and appeal in Estrela, Lisbon.
The valuation. The asking price of €635,000 is significantly above the fair value of €454,100, indicating an excess of €180,900 (39.8%). This property is deemed overpriced. Buy-to-flip angle. A resale strategy focuses on enhancing the modern aesthetic of the kitchen and bathroom fixtures to appeal to buyers, with an aim to achieve a profitable flip. Buy-to-let angle. The proposed rental strategy seeks to capture high demand for long-term rentals, targeting a gross yield of 3.7%, translating to approximately €1,958 per month.
Fair value modelled at €454,100 from 6 comparable sales in the area. Asking €635,000 sits €180,900 (39.8%) above — overpriced versus fair value.
Asking €635,000 versus the rua do Conde, 7 area baseline of €417,743 (€3,664/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €417,743, adjusted for condition and micro-location, gives a modelled fair value of €454,100 (€3,983/m²), a €180,900 (39.8%) gap versus the €635,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Conde, 7 | Subject | €635,000 | €5,570 | — | 78 | 80 |
| rua da Caridade | Active | €325,000 | €6,500 | 16.7% | 80 | 91 |
| rua Elias Garcia | Active | €349,900 | €2,845 | 48.9% | 80 | 75 |
| rua do Passadiço | Active | €325,000 | €5,909 | 6.1% | 75 | 86 |
| rua da Liberdade, 12 | Active | €349,000 | €2,342 | 57.9% | 75 | 75 |
| Median comp | €337,000 | €4,377 | 21.4% | 78 | 81 |
Long-term rental The €635,000 listing price for this 2-bed apartment in Estrela represents a 39.8% premium over its fair value of €454,100, suggesting it may not generate the ideal returns expected from a long-term rental investment. With a gross yield of only 3.7%, the property appears less attractive compared to alternative investment opportunities in the market. Buy-and-hold At €635,000, the apartment is significantly priced above its fair value of €454,100, indicating that potential increases in property value may not offset the current overpricing. This gap undermines the reasonableness of a buy-and-hold strategy, as capital appreciation could be slower than anticipated due to the inflated entry cost. Family rental With the property priced at €635,000, which is 39.8% over its fair value, the return on investment for a family rental appears limited given the current market conditions. Families seeking rental accommodations may gravitate toward options that offer better value, making this property less competitive in the family rental sector.
Tenant turnover risk With a tenant stability score of 75/100, there is a potential risk of increased turnover rates, which could lead to higher vacancy costs and decreased rental income compared to more stable properties.
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