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 115 m², built in 1951, energy rating C. Located Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a pleasant south-facing balcony, perfect for enjoying outdoor leisure time and providing excellent sun exposure throughout the day.
The valuation. The asking price of €780,000 is substantially above the fair value of €638,713, resulting in an overvaluation of €141,287 (22.1%). This suggests that the property is overpriced in the current market conditions.
Fair value modelled at €638,713 from 6 comparable sales in the area. Asking €780,000 sits €141,287 (22.1%) above — overpriced versus fair value.
Asking €780,000 versus the Estrela, Lisbon, Lisbon area baseline of €606,855 (€5,277/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €606,855, adjusted for condition and micro-location, gives a modelled fair value of €638,713 (€5,554/m²), a €141,287 (22.1%) gap versus the €780,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · 6227c8 | Subject | €780,000 | €6,783 | — | 75 | 82 |
| rua Serpa Pinto | Active | €267,500 | €3,993 | 41.1% | 80 | 73 |
| Campo de Ourique · 3df5ce | Active | €428,000 | €6,388 | 5.8% | 70 | 85 |
| Santo António · 4d4417 | Active | €340,000 | €8,293 | 22.3% | 73 | 83 |
| calçada dos Sete Moinhos | Active | €354,000 | €4,720 | 30.4% | 72 | 83 |
| Median comp | €347,000 | €5,554 | 18.1% | 73 | 83 |
Long-term rental The property, priced at €780,000, is 22.1% above its fair value of €638,713, indicating a significant overpricing risk. With a gross yield of only 2.9%, the investment may deliver limited returns over the long term due to high acquisition costs. Short-term vacation rental The 2-bed apartment's current listing price presents a 22.1% premium over its fair value, suggesting it might be challenging to achieve profitability in a competitive short-term rental market. With rental yields of 2.9%, the financial outlook for this strategy appears unfavorable given the initial capital investment required. Buy-and-hold Buying this property at €780,000, which is overvalued by 22.1% against the calculated fair value, poses long-term financial risks in terms of appreciation. Additionally, the property’s low gross yield of 2.9% suggests that holding onto the asset may not generate significant income or capital growth over time.
Tenant turnover risk With a tenant stability score of 70/100, there is a significant risk of higher turnover, which can lead to increased vacancy rates and potential loss of rental income when tenants move out frequently.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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