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.
3-bedroom, 2-bathroom apartment of 132 m² on the 3rd floor, built in 1950, energy rating C. Located Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts a cozy balcony with breathtaking sunset views over the Tagus River and Christ the King, enhancing its appeal for relaxation and outdoor enjoyment.
The valuation. The asking price of €919,000 exceeds the fair value of €825,362 by €93,638 (11.3%), indicating the property is overpriced. This discrepancy emphasizes the need for careful consideration before investment.
Fair value modelled at €825,362 from 6 comparable sales in the area. Asking €919,000 sits €93,638 (11.3%) above — overpriced versus fair value.
Asking €919,000 versus the Estrela, Lisbon, Lisbon area baseline of €760,003 (€5,758/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €760,003, adjusted for condition and micro-location, gives a modelled fair value of €825,362 (€6,253/m²), a €93,638 (11.3%) gap versus the €919,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · 8318b6 | Subject | €919,000 | €6,962 | — | 78 | 80 |
| rua Silva Carvalho | Active | €670,000 | €6,147 | 11.7% | 75 | 80 |
| calçada dos Mestres, 5 | Active | €585,000 | €6,359 | 8.7% | 76 | 84 |
| rua Dom Francisco Xavier de Noronha | Active | €449,500 | €3,458 | 50.3% | 78 | 75 |
| rua Almeida e Sousa | Active | €880,000 | €7,857 | 12.9% | 80 | 82 |
| Median comp | €627,500 | €6,253 | 10.2% | 77 | 81 |
Long-term rental The apartment in Estrela is currently overpriced by 11.3% compared to its fair value of €825,362, which diminishes the potential for a strong long-term rental yield. At a gross yield of only 3%, this property may not attract the quality tenants needed to justify the elevated price. Buy-and-hold Investing in this property for a buy-and-hold strategy appears unattractive due to its 11.3% premium over fair value, which limits potential appreciation upside. The relatively low yield of 3% further suggests that this property may not generate sufficient income to offset the higher entry price. Short-term vacation rental This property's valuation at €919,000 places it at an 11.3% premium over fair market value, making it a questionable choice for a short-term vacation rental strategy. With a gross yield of only 3%, the investment may struggle to compete in the dynamic Lisbon short-term rental market, especially given the neighborhood's mixed perceptions. Not ideal for luxury market Given its pricing above fair value, this apartment does not fit well within the luxury market segment, which typically requires properties to have superior attributes and lower entry prices. The 3% yield indicates that affluent buyers may find better options elsewhere that deliver more value for their investment. Not ideal for student housing With an 11.3% valuation premium and a low yield of 3%, this property may not be attractive for the student housing market, where affordability is key. The neighborhood's demographics and crime perception may further deter students who prioritize lower rents and safety, limiting potential tenant interest.
Tenant turnover risk The tenant stability score of 60/100 indicates a potential for higher turnover, which could lead to increased vacancy rates and associated costs.
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