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 132 m², energy rating D. Located Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property includes direct access to a large common courtyard and a panoramic view terrace overlooking the Tagus River, enhancing outdoor leisure opportunities. Location Advantage: Situated in the tranquil Lapa area of Estrela, it enjoys proximity to essential services and green spaces.
The valuation. The asking price of €755,000 is significantly above the fair value of €678,241, making it overpriced by €76,759 (11.3%). This discrepancy suggests potential challenges in achieving a profitable sale at the asking price.
Fair value modelled at €678,241 from 6 comparable sales in the area. Asking €755,000 sits €76,759 (11.3%) above — overpriced versus fair value.
Asking €755,000 versus the Estrela, Lisbon, Lisbon area baseline of €698,315 (€5,290/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 is below the parish average, reducing 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 €698,315, adjusted for condition and micro-location, gives a modelled fair value of €678,241 (€5,138/m²), a €76,759 (11.3%) gap versus the €755,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · 62731d | Subject | €755,000 | €5,720 | — | 70 | 82 |
| rua Guarda-Mor S / N | Active | €2,100,000 | €5,276 | 7.8% | 75 | 80 |
| Campolide · 6a9230 | Active | €395,000 | €2,821 | 50.7% | 74 | 80 |
| Ajuda · 4a4392 | Active | €450,000 | €5,000 | 12.6% | 72 | 75 |
| rua Prior Coutinho | Active | €530,000 | €6,163 | 7.7% | 75 | 84 |
| Median comp | €490,000 | €5,138 | 10.2% | 75 | 80 |
Long-term rental This property presents an annualized gross yield of 3.6%, which falls short of expectations in a competitive market. Given its fair value is €678,241, the asking price of €755,000 indicates it is overpriced by 11.3%, eroding potential returns for long-term rental investors. Short-term vacation rental Although the neighbourhood scores a commendable 82/100 in terms of amenities, the current gross yield of 3.6% does not justify the asking price of €755,000. With fair value estimated at €678,241, this property is clearly overpriced, making it a less attractive option for short-term rental opportunities. Buy-and-hold Investing in this property with a fair value of €678,241 while paying €755,000 would yield a significant discrepancy of 11.3%, presenting a significant risk to long-term capital appreciation. Thus, with the property being overpriced, potential buy-and-hold investors might find better value elsewhere in the market. Not ideal for: Given the current market dynamics and the property's condition rating of 70/100, it is not well-suited for student housing investment. The pricing and valuation discrepancies suggest potential challenges in attracting tenant demand in this segment.
Tenant turnover risk With a tenant stability score of 70/100, there is a significant chance of higher vacancy rates, potentially impacting cash flow and increasing leasing costs compared to properties with higher tenant stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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