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.
4-bedroom, 2-bathroom apartment of 398 m² on the 1st floor, energy rating D. Located on rua Guarda-Mor S / N, Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts original 18th-century tiles and elegant Pombaline balconies, highlighting its historical significance and architectural beauty in the heart of Lisbon.
The valuation. The asking price of €2,100,000 sits significantly above fair value, which is assessed at €1,583,340. This results in a premium of €516,660 (32.6%), making the property overpriced.
Fair value modelled at €1,583,340 from 6 comparable sales in the area. Asking €2,100,000 sits €516,660 (32.6%) above — overpriced versus fair value.
Asking €2,100,000 versus the rua Guarda-Mor S / N area baseline of €1,448,272 (€3,639/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 €1,448,272, adjusted for condition and micro-location, gives a modelled fair value of €1,583,340 (€3,978/m²), a €516,660 (32.6%) gap versus the €2,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Guarda-Mor S / N | Subject | €2,100,000 | €5,276 | — | 75 | 80 |
| praça Espanha | Active | €600,000 | €2,913 | 44.8% | 80 | 90 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 023a46 | Active | €395,000 | €2,026 | 61.6% | 75 | 80 |
| Campolide · 6a9230 | Active | €395,000 | €2,821 | 46.5% | 74 | 80 |
| Campo de Ourique · 19f776 | Active | €669,000 | €5,868 | 11.2% | 78 | 79 |
| Median comp | €497,500 | €2,867 | 45.7% | 77 | 80 |
Long-term rental The 4-bed apartment in Estrela, Lisbon, is currently overpriced with a gap of 32.6% from its fair value, potentially limiting long-term rental profitability. With a gross yield of 4.2%, the property’s return on investment may not meet the expectations for sustained, long-term income generation. Short-term vacation rental Despite the potential for short-term vacation rentals, the property’s current listing price is 32.6% above fair value, raising concerns about the overall attractiveness to tourists. The yield of 4.2% may not compensate for the high capital investment and market competition in Estrela. Family rental The apartment’s condition score of 81/100 and the neighborhood rating of 80/100 initially suggest suitability for family rentals; however, the property is nevertheless overpriced by 32.6% compared to its fair value. This premium cost may deter families seeking affordable long-term housing options in a desirable location.
Tenant turnover risk With a tenant stability score of 65/100, there is a notable risk of higher tenant turnover, which could lead to increased vacancy periods and associated costs.
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