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 62 m², built in 1951, energy rating D. Located on rua do Meio À Lapa, 1, Estrela parish, Lisbon municipality, Lisbon district. This apartment features high ceilings with original stucco work, enhancing the sense of brightness, and includes a rare private patio for outdoor relaxation.
The valuation. The asking price of €435,000 sits €162,890 (59.9%) above the fair value of €272,110, indicating that the property is overpriced. This significant discrepancy suggests limited immediate financial viability for investors.
Fair value modelled at €272,110 from 6 comparable sales in the area. Asking €435,000 sits €162,890 (59.9%) above — overpriced versus fair value.
Asking €435,000 versus the rua do Meio À Lapa, 1 area baseline of €252,013 (€4,065/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 €252,013, adjusted for condition and micro-location, gives a modelled fair value of €272,110 (€4,389/m²), a €162,890 (59.9%) gap versus the €435,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Meio À Lapa, 1 | Subject | €435,000 | €7,016 | — | 82 | 81 |
| rua Azedo Gneco | Active | €445,000 | €4,450 | 36.6% | 70 | 84 |
| rua Maria Machado, 6 | Active | €345,000 | €3,594 | 48.8% | 78 | 75 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 4a804f | Active | €305,000 | €4,013 | 42.8% | 78 | 73 |
| rua do Olival | Active | €590,000 | €5,566 | 20.7% | 78 | 75 |
| Median comp | €395,000 | €4,232 | 39.7% | 78 | 75 |
Long-term rental This property, priced at €435,000, is overpriced by 59.9% compared to its fair value of €272,110, making it a less appealing option for investors focused on long-term rental income. With a gross yield of 3.6%, the return on this investment may not justify the high purchase price, especially in a competitive residential market like Estrela. Buy-and-hold Investing in this 2-bed apartment at €435,000 does not align with a buy-and-hold strategy due to its significant overpricing compared to the fair value of €272,110. The inflated valuation diminishes the potential for long-term appreciation, which investors typically seek in stable neighborhoods like Estrela. Luxury market The asking price of €435,000 for this apartment suggests a luxury positioning, yet it is overpriced by 59.9% against its fair value of €272,110, making it a questionable acquisition for luxury market investors. Given the current valuation, potential high-end buyers may be deterred by the lack of price alignment with market realities. Not ideal for short-term vacation rental The 2-bed apartment in Estrela is priced excessively at €435,000, making it a poor candidate for short-term vacation rentals due to the 59.9% gap from its fair value of €272,110. This overvaluation likely limits the potential occupancy rates and returns typically sought in the short-term rental market.
Potential Tenant Turnover Risk: With a tenant stability score of 75/100, there may be a higher likelihood of tenant turnover, which could lead to increased vacancy rates and associated costs over time.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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