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.
5-bedroom, 4-bathroom penthouse of 278 m². Located Estrela parish, Lisbon municipality, Lisbon district. This penthouse features stunning panoramic views of Lisbon and boasts a generous 28.86 m² outdoor terrace, perfect for entertaining and enjoying the city's charm.
The valuation. The asking price of €2,938,000 significantly exceeds its fair value of €2,138,720, creating an overpricing discrepancy of €799,280 or 37.4%. This property cannot be classified as a deal given its inflated price tag. Buy-to-flip angle. A buy-to-flip strategy would involve acquiring the penthouse at the asking price and enhancing its appeal through renovations or staging, aiming for a swift resale. However, given its current overvaluation, this approach presents substantial risks. Buy-to-let angle. Leveraging a buy-to-let strategy, the property could generate an estimated rental income of €5,386 per month, equating to a gross yield of 2.2%. This could attract higher-income tenants seeking luxury accommodations in Lisbon's metropolitan area.
Fair value modelled at €2,138,720 from 6 comparable sales in the area. Asking €2,938,000 sits €799,280 (37.4%) above — overpriced versus fair value.
Asking €2,938,000 versus the Estrela, Lisbon, Lisbon area baseline of €1,906,880 (€6,859/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 88/100 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 €1,906,880, adjusted for condition and micro-location, gives a modelled fair value of €2,138,720 (€7,693/m²), a €799,280 (37.4%) gap versus the €2,938,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · efdb49 | Subject | €2,938,000 | €10,568 | — | 85 | 78 |
| avenida Miguel Torga, 23A | Active | €2,100,000 | €6,364 | 39.8% | 75 | 81 |
| Avenidas Novas · 622b39 | Active | €2,100,000 | €7,778 | 26.4% | 85 | 82 |
| rua de São Domingos, 10 | Active | €3,150,000 | €8,036 | 24.0% | 80 | 79 |
| rua das Flores, 4 | Active | €1,300,000 | €7,429 | 29.7% | 82 | 79 |
| Median comp | €2,100,000 | €7,604 | 28.1% | 81 | 80 |
Long-term rental The current pricing of the penthouse appears excessive with a gap of 37.4% above its fair value, suggesting it may not generate sufficient returns to justify the cost. With a gross yield of only 2.2%, the investment does not align with optimal long-term rental strategies in the current market. Buy-and-hold Investing in this property as a buy-and-hold strategy would likely yield disappointing returns, given its overpricing relative to fair value. The combination of low yield and inflated price makes it a questionable choice for long-term capital appreciation. Family rental While the penthouse offers ample space for a family, the substantial gap between listing price and fair value raises concerns about financial viability for family rental purposes. The current conditions do not support a sustainable investment for this strategy due to its excessive pricing and low yield.
Tenant turnover risk: With a tenant stability score of 70/100, there is an increased risk of higher tenant turnover, potentially leading to increased vacancy rates and costs associated with re-letting the property.
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