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, built in 2014, energy rating D. Located Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment is located in a fully rehabilitated building with only four units, offering a unique blend of modern living while preserving the historic facade, and features a spacious living area with high ceilings allowing for abundant natural light.
The valuation. The asking price of €1,650,000 is 4.5% above the fair value of €1,578,696, indicating a fair market position for this property. This aligns with the quality and features of the apartment in the competitive Estrela area.
Fair value modelled at €1,578,696 from 6 comparable sales in the area. Asking €1,650,000 sits €71,304 (4.5%) above — overpriced versus fair value.
Asking €1,650,000 versus the Estrela, Lisbon, Lisbon area baseline of €1,474,402 (€7,157/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €1,474,402, adjusted for condition and micro-location, gives a modelled fair value of €1,578,696 (€7,664/m²), a €71,304 (4.5%) gap versus the €1,650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · 83184e | Subject | €1,650,000 | €8,010 | — | 78 | 84 |
| Misericórdia · 3d9811 | Active | €3,180,000 | €10,000 | 24.8% | 82 | 81 |
| avenida Duque de Loulé | Active | €1,750,000 | €7,609 | 5.0% | 80 | 90 |
| Arroios · ba5701 | Active | €1,995,000 | €6,628 | 17.3% | 90 | 83 |
| Estrela · 5ecee2 | Active | €1,590,000 | €7,718 | 3.6% | 85 | 76 |
| Median comp | €1,872,500 | €7,664 | 4.3% | 84 | 82 |
Long-term rental The 4-bed apartment in Estrela provides a steady yield of 2.7%, supported by the strong urban infrastructure and proximity to major employment centers in Lisbon. While the property is fairly priced, the potential for consistent cash flow makes it a viable option for long-term rental investment. Buy-and-hold With strong neighborhood ratings of 84/100, this apartment is positioned well for significant appreciation in the long term despite being fairly valued at €1,650,000. The solid condition rating of 82/100 further enhances its attractiveness for a buy-and-hold strategy, where investors can capitalize on future market growth. Luxury market Given the property’s size of 206m² and location in the upscale Estrela neighborhood, it aligns with the preferences of the luxury market segment in Lisbon. Priced fairly at €1,650,000, it represents an opportunity for buyers looking to invest in a premium property without stretching for a bargain. Not ideal for short-term vacation rental Due to its satisfactory yield and the overall property conditions, this apartment is not suited for short-term vacation rentals, which typically seek higher yields. Therefore, investors should focus on more stable rental strategies to maximize their returns from this asset.
Tenant turnover risk High tenant turnover could be a concern given the tenant stability score of 80/100, which indicates potential fluctuations in occupancy and 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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