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.
1-bedroom, 1-bathroom apartment of 60 m² on the 1st floor, energy rating F. Located on rua do Borja, Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The exclusive use attic offers approximately 20 m² of additional space, ideal for expansion into a multifunctional area, enhancing both livability and investment potential.
The valuation. The asking price of €350,000 sits €51,125 (17.1%) above the fair value of €298,875, indicating the property is overpriced and may not attract favorable buyer interest based on current market conditions.
Fair value modelled at €298,875 from 6 comparable sales in the area. Asking €350,000 sits €51,125 (17.1%) above — overpriced versus fair value.
Asking €350,000 versus the rua do Borja area baseline of €316,236 (€5,271/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 60/100 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 €316,236, adjusted for condition and micro-location, gives a modelled fair value of €298,875 (€4,981/m²), a €51,125 (17.1%) gap versus the €350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Borja | Subject | €350,000 | €5,833 | — | 68 | 83 |
| travessa Dom Vasco, 4 | Active | €319,000 | €4,557 | 21.9% | 72 | 78 |
| rua Arco do Carvalhão S / N | Active | €340,000 | €5,231 | 10.3% | 60 | 82 |
| rua Dom João de Portugal | Active | €256,000 | €3,413 | 41.5% | 65 | 79 |
| Campo de Ourique · 19f600 | Active | €315,000 | €5,943 | 1.9% | 65 | 85 |
| Median comp | €317,000 | €4,894 | 16.1% | 65 | 81 |
Long-term rental The 1-bed apartment in Estrela, priced at €350,000, presents a significant gap of 17.1% above its fair value of €298,875, indicating it is overpriced. Additionally, with a gross yield of 4% and a neighbourhood score of 83/100, it may struggle to attract long-term tenants relative to its costs. Family rental Given the apartment's condition rating of 60/100 and its location in a desirable neighbourhood, the €350,000 listing could deter families looking for quality living spaces, resulting in challenges in securing reliable tenants. Furthermore, the 17.1% disparity from its fair value of €298,875 raises concerns about rental profitability in this strategy. Buy-and-hold While the location near central Lisbon promises potential economic growth, the apartment's €350,000 price tag is 17.1% above fair value, making it less appealing for a buy-and-hold investment. The modest gross yield of 4% casts further doubt on the long-term financial viability of maintaining this property at such a high entry cost.
Tenant turnover risk With a tenant stability score of 75/100, there is a moderate risk of tenant turnover that could lead to increased vacancy rates and potential loss of rental income.
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