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, 5-bathroom apartment of 206 m² on the 1st floor. Located Estrela parish, Lisbon municipality, Lisbon district. This property features a large living room with double-glazed windows that enhances privacy and noise reduction, situated in one of Lisbon's most prestigious neighborhoods with rich historical significance.
The valuation. The asking price of €1,590,000 is slightly above the fair value of €1,510,353, indicating a variance of €79,647 (5.3%). This appraisal suggests the property is fairly priced within the current market context.
Fair value modelled at €1,510,353 from 6 comparable sales in the area. Asking €1,590,000 sits €79,647 (5.3%) above — overpriced versus fair value.
Asking €1,590,000 versus the Estrela, Lisbon, Lisbon area baseline of €1,386,008 (€6,728/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 €1,386,008, adjusted for condition and micro-location, gives a modelled fair value of €1,510,353 (€7,332/m²), a €79,647 (5.3%) gap versus the €1,590,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · 5ecee2 | Subject | €1,590,000 | €7,718 | — | 85 | 76 |
| Arroios · 4d46ec | Active | €1,995,000 | €6,628 | 14.1% | 85 | 90 |
| Arroios · ba5701 | Active | €1,995,000 | €6,628 | 14.1% | 90 | 83 |
| rua de São Domingos, 10 | Active | €3,150,000 | €8,036 | 4.1% | 80 | 79 |
| Santa Maria Maior · 96c578 | Active | €5,250,000 | €12,500 | 61.9% | 80 | 83 |
| Median comp | €2,572,500 | €7,332 | 5.0% | 83 | 83 |
Long-term rental The property presents a fair investment opportunity for long-term rental, providing a gross yield of 2.8% in a stable economic environment. With a solid condition rating of 83/100 and a favorable neighborhood score of 76/100, tenant demand is likely to remain high in this central location. Buy-and-hold As a buy-and-hold investment, this 4-bed apartment in Estrela offers potential for steady appreciation in one of Lisbon's vibrant markets, though it's currently priced at a fair value. The combination of reasonable property condition and neighborhood ratings supports a long-term holding strategy aligned with the city's economic stability. Short-term vacation rental Investing in short-term vacation rentals could yield moderate returns, but the current pricing model limits profitability, as the property is valued fairly. Despite the robust demand for accommodations in central Lisbon, the gross yield of 2.8% suggests a cautious approach in this competitive rental landscape.
Potential Tenant Turnover The tenant stability score of 80/100 indicates a reasonable risk of turnover, which could affect cash flow if tenants change frequently and impact overall income 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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