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 83 m², energy rating C. Located on avenida D. Carlos, Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: This property offers a resident concierge service and video surveillance system, enhancing security and convenience for residents in a prime location within Lisbon. Additional Context: The gated community highlights its anti-seismic construction, emphasizing safety in this sought-after area.
The valuation. The asking price of €765,000 exceeds the fair value of €537,396 by €227,604 (42.4%), indicating that the property is overpriced. This stark contrast suggests a reconsideration of investment strategy.
Fair value modelled at €537,396 from 6 comparable sales in the area. Asking €765,000 sits €227,604 (42.4%) above — overpriced versus fair value.
Asking €765,000 versus the avenida D. Carlos area baseline of €516,034 (€6,217/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 €516,034, adjusted for condition and micro-location, gives a modelled fair value of €537,396 (€6,475/m²), a €227,604 (42.4%) gap versus the €765,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida D. Carlos | Subject | €765,000 | €9,217 | — | 75 | 84 |
| rua de Campolide | Active | €468,000 | €5,778 | 37.3% | 74 | 79 |
| rua Lúcio de Azevedo | Active | €485,000 | €6,063 | 34.2% | 74 | 86 |
| Arroios · 23f4d8 | Active | €320,000 | €4,923 | 46.6% | 70 | 90 |
| travessa do Carmo, 11 | Active | €750,000 | €10,000 | 8.5% | 80 | 81 |
| Median comp | €476,500 | €5,921 | 35.8% | 74 | 84 |
Long-term rental The current listing price of €765,000 reflects a significant premium of 42.4% above the fair value of €537,396, which undermines the potential for strong long-term rental yields. At a gross yield of only 2.5%, this investment is unlikely to provide satisfactory returns in the competitive Estrela rental market. Buy-and-hold Investing in this 2-bed apartment at the asking price does not align with sound buy-and-hold principles, as the property is overpriced relative to its fair value of €537,396. The anticipated appreciation does not justify the current pricing, particularly with such a low yield of 2.5%. Short-term vacation rental Entering the short-term vacation rental market with this property at €765,000 poses significant financial risks, given its 42.4% overvaluation against the fair value of €537,396. The low gross yield of 2.5% coupled with the high purchase price makes this strategy less appealing compared to other potential investments in the area.
Tenant turnover risk With a tenant stability score of 80/100, there is a 20% chance of experiencing tenant turnover issues that could impact cash flow and occupancy rates.
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