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, 2-bathroom apartment of 110 m² on the 2nd floor, built in 1953, energy rating B. Located on rua Doutor Teófilo Braga, 12, Estrela parish, Lisbon municipality, Lisbon district. This property benefits from a rooftop terrace offering unobstructed views over Lisbon and the Tagus River, enhancing its luxury living experience and outdoor leisure opportunities.
The valuation. The asking price of €990,000 exceeds the fair value of €701,561 by €288,439, or 41.1%. This property is considered overpriced based on current market conditions.
Fair value modelled at €701,561 from 6 comparable sales in the area. Asking €990,000 sits €288,439 (41.1%) above — overpriced versus fair value.
Asking €990,000 versus the rua Doutor Teófilo Braga, 12 area baseline of €650,951 (€5,918/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €650,951, adjusted for condition and micro-location, gives a modelled fair value of €701,561 (€6,378/m²), a €288,439 (41.1%) gap versus the €990,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Teófilo Braga, 12 | Subject | €990,000 | €9,000 | — | 80 | 78 |
| avenida Engenheiro Duarte Pacheco | Active | €875,000 | €6,731 | 25.2% | 78 | 82 |
| rua Febo Moniz, 15 | Active | €575,000 | €4,228 | 53.0% | 85 | 90 |
| largo de Camoes | Active | €1,250,000 | €8,681 | 3.5% | 74 | 89 |
| avenida da Liberdade | Active | €920,000 | €6,715 | 25.4% | 90 | 78 |
| Median comp | €897,500 | €6,723 | 25.3% | 82 | 86 |
Long-term rental The property’s pricing at €990,000 represents a 41.1% gap over its fair value, making it an overpriced investment for long-term rental strategies. With a gross yield of only 2.4%, the potential return does not justify the high entry cost. Buy-and-hold Investing in this 3-bed apartment as a buy-and-hold opportunity is not advisable due to its overpriced status of €990,000 against a fair value of €701,561. The anticipated appreciation in property value would need to be significant to offset the current pricing, which is unlikely in the immediate market. Short-term vacation rental The short-term vacation rental market may offer high demand, but the €990,000 price tag significantly exceeds the fair value, indicating that this investment is overpriced. At a gross yield of 2.4%, the potential return does not align with the elevated acquisition cost, reducing overall profitability prospects.
Tenant turnover risk With a tenant stability score of 70/100, there is a significant risk of increased vacancy rates, potentially leading to lost rental income and higher turnover costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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