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, 4-bathroom apartment of 130 m² on the 1st floor, built in 1950, energy rating D. Located on rua da Estrela, Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment uniquely offers an expansive private garden, a rare find in the highly sought-after neighborhood of Estrela. Additional Consideration: Adjacent property available for combined purchase, enhancing potential investment.
The valuation. The asking price of €950,000 is slightly below the fair value of €976,772, representing a difference of €26,772 (2.7%). This positions the property as fairly priced in the current market.
Fair value modelled at €976,772 from 6 comparable sales in the area. Asking €950,000 sits €26,772 (2.7%) below — the upside to fair value.
Asking €950,000 versus the rua da Estrela area baseline of €946,012 (€7,277/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €946,012, adjusted for condition and micro-location, gives a modelled fair value of €976,772 (€7,514/m²), a €26,772 (2.7%) gap versus the €950,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Estrela | Subject | €950,000 | €7,308 | — | 72 | 81 |
| rua de São Domingos, 10 | Active | €3,150,000 | €8,036 | 10.0% | 80 | 79 |
| avenida Duque de Ávila, 44 | Active | €2,150,000 | €7,288 | 0.3% | 75 | 81 |
| Campolide · b32b6f | Active | €1,100,000 | €4,867 | 33.4% | 80 | 80 |
| rua Dom Pedro V | Active | €1,160,000 | €6,905 | 5.5% | 78 | 90 |
| Median comp | €1,655,000 | €7,097 | 2.9% | 79 | 81 |
Long-term rental The property's fair valuation suggests it is priced correctly for long-term rental, providing a gross yield of 2.8% in a desirable neighborhood. With a solid neighborhood rating of 81/100, it could attract quality tenants, ensuring steady rental income. Buy-and-hold Investing in this property as a buy-and-hold strategy aligns with its fair value, as its proximity to Lisbon's center ensures ongoing demand and strong appreciation potential. The stable market conditions indicate that this property will maintain its value over time, making it a strategic hold. Short-term vacation rental The appeal of short-term vacation rentals in Lisbon is bolstered by the property's location; however, at a fair value, the returns may not be as lucrative as those found in less expensive properties. With economic conditions favoring tourism, this apartment could still generate competitive occupancy rates, but the current pricing warrants careful consideration. Not ideal for student housing Given its pricing and neighborhood characteristics, this property lacks the price advantage typically sought for student housing investments. The high valuation limits potential returns, making it unsuitable for this specific rental segment. Not ideal for value-add renovation While renovations could enhance a property's value, the current fair valuation of this apartment indicates that it is not positioned as a value-add opportunity within the market. The condition score of 76/100 already suggests that significant work may not yield a proportionate return on investment.
Tenant turnover risk The tenant stability score of 70/100 indicates a potential for higher turnover rates, which could disrupt cash flow and increase leasing costs.
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