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 63 m² on the 2nd floor, built in 1951, energy rating D. Located Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a sunroom that enhances natural light and provides a unique space for relaxation, while its second-floor location ensures privacy without the hassle of an elevator.
The valuation. The asking price of €600,000 is significantly above the fair value of €387,677, representing an overvaluation of €212,323 (54.8%). This property is not a deal and is overpriced in the current market. Buy-to-flip angle. A buy-to-flip strategy may be unwise here due to the significant premium over fair value; thus, potential profits from resale may be limited. The market conditions should be assessed carefully before considering this approach. Buy-to-let angle. With a gross yield of 2.7% at an estimated rental income of €1,350/month, this property may attract long-term tenants. However, the low yield suggests that cash flow may be constrained compared to investment benchmarks.
Fair value modelled at €387,677 from 6 comparable sales in the area. Asking €600,000 sits €212,323 (54.8%) above — overpriced versus fair value.
Asking €600,000 versus the Estrela, Lisbon, Lisbon area baseline of €369,755 (€5,869/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 €369,755, adjusted for condition and micro-location, gives a modelled fair value of €387,677 (€6,154/m²), a €212,323 (54.8%) gap versus the €600,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · 5da20f | Subject | €600,000 | €9,524 | — | 76 | 80 |
| São Vicente · 08ff86 | Active | €345,000 | €6,273 | 34.1% | 72 | 83 |
| rua Cidade da Horta S / N | Active | €350,000 | €6,034 | 36.6% | 72 | 84 |
| Arroios · 87510a | Active | €430,000 | €7,167 | 24.7% | 74 | 84 |
| rua do Sol À Graça, 75 | Active | €345,000 | €6,273 | 34.1% | 72 | 77 |
| Median comp | €347,500 | €6,273 | 34.1% | 72 | 84 |
Long-term rental The property’s listing price of €600,000 represents a significant 54.8% gap above its fair value of €387,677, indicating it is overpriced for a long-term rental strategy. With a gross yield of only 2.7%, this investment presents limited return potential compared to the capital at risk. Buy-and-hold Acquiring this two-bedroom apartment at the asking price fails to align with the investment philosophy of buy-and-hold, given its substantial overvaluation against the fair value. Even in a desirable neighbourhood, the anticipated appreciation is unlikely to justify the current price. Family rental While the apartment is situated in a safe neighborhood with good amenities, the current listing price of €600,000 is markedly overpriced and represents a 54.8% premium over its fair value. Thus, the potential rental yield and return on investment do not support a family rental strategy effectively.
Tenant turnover risk With a tenant stability score of 75/100, there is a potential risk of tenant turnover, which could lead to increased vacancy rates and related costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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