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.
3-bedroom, 3-bathroom apartment of 156 m² on the 1st floor, energy rating D. Located Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes two balconies that enhance outdoor living while offering panoramic views of Estrela's charming surroundings, contributing to its appeal as a tranquil urban retreat.
The valuation. The asking price of €1,199,000 is slightly above fair value of €1,182,544 by €16,456 (1.4%). Thus, the property is reasonably priced and aligns well with the market expectations.
Fair value modelled at €1,182,544 from 6 comparable sales in the area. Asking €1,199,000 sits €16,456 (1.4%) above — overpriced versus fair value.
Asking €1,199,000 versus the Estrela, Lisbon, Lisbon area baseline of €1,140,997 (€7,314/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €1,140,997, adjusted for condition and micro-location, gives a modelled fair value of €1,182,544 (€7,580/m²), a €16,456 (1.4%) gap versus the €1,199,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · ab70cd | Subject | €1,199,000 | €7,686 | — | 75 | 81 |
| rua Rodrigo da Fonseca | Active | €1,450,000 | €8,056 | 4.8% | 78 | 82 |
| Arroios · dc1450 | Active | €645,000 | €5,864 | 23.7% | 78 | 81 |
| Arroios · 49b758 | Active | €910,000 | €4,313 | 43.9% | 75 | 79 |
| São Vicente · 938905 | Active | €625,000 | €8,333 | 8.4% | 82 | 83 |
| Median comp | €777,500 | €6,960 | 9.4% | 78 | 82 |
Long-term rental The property in Estrela offers a fair yield of 2.6%, appealing to investors seeking stable cash flow through long-term rentals. Its solid condition rating of 78/100 supports tenant satisfaction and occupancy stability. Short-term vacation rental Given its location in a desirable neighborhood with a score of 81/100, this property could attract short-term tenants, though the fair valuation suggests that extreme profit margins may be limited. The competitive nature of the short-term rental market in Lisbon necessitates careful consideration regarding profit potential. Buy-and-hold This apartment's appreciation potential aligns with the fair value, suggesting it can remain a stable asset in a diversified portfolio, although there may be better opportunities elsewhere. The proximity to amenities and diverse employment opportunities in the area supports long-term capital growth, but the current valuation does not indicate a particularly advantageous entry point for new investors.
Tenant turnover risk The tenant stability score of 70/100 indicates that there may be a higher likelihood of tenant turnover, which can impact rental income reliability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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