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: The apartment includes a cozy balcony with unobstructed sunset views over the Tagus River, enhancing both relaxation and outdoor living in a prestigious area of Lisbon.
The valuation. The asking price of €919,000 is slightly above the fair value of €908,696, indicating a discrepancy of €10,304 (1.1%). Overall, the property is priced fairly within the current market context.
Fair value modelled at €908,696 from 5 comparable sales in the area. Asking €919,000 sits €10,304 (1.1%) above — overpriced versus fair value.
Asking €919,000 versus the Estrela, Lisbon, Lisbon area baseline of €845,442 (€6,405/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €845,442, adjusted for condition and micro-location, gives a modelled fair value of €908,696 (€6,884/m²), a €10,304 (1.1%) gap versus the €919,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · a805dc | Subject | €919,000 | €6,962 | — | 75 | 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 Almeida e Sousa | Active | €880,000 | €7,857 | 12.9% | 80 | 82 |
| avenida da Liberdade | Active | €985,000 | €7,296 | 4.8% | 78 | 87 |
| Median comp | €775,000 | €6,828 | 1.9% | 77 | 83 |
Long-term rental The 3-bed apartment in Estrela offers a gross yield of 2.9%, which indicates a stable return for long-term rental purposes, aligning with the desire for rental properties in well-rated neighborhoods. Given its solid tenant quality and mix of residential and tourist appeal, it remains a viable investment despite being fairly priced. Buy-and-hold This property, priced at €919,000 with a fair value of €908,696, suggests a long-term hold strategy might yield favorable capital appreciation in a desirable Lisbon district. The 80/100 condition and same rating for the neighborhood further support its potential for sustained value retention over time, even though the property is fairly valued. Luxury market The apartment is positioned within a high-demand area of Lisbon, appealing to the luxury market due to its size and location. Selling at a fair valuation of €919,000 may appeal to affluent buyers, albeit there may be limited room for value growth given its current pricing context and market conditions. Not ideal for student housing The apartment's size and amenities make it less suitable for student housing, as the rental yield does not align with typical student rental demands. Additionally, the neighborhood rating, while decent, does not cater specifically to the preferences of student demographics. Not ideal for short-term vacation rental Given the fair pricing and current yield of 2.9%, this property may not maximize returns in the short-term vacation rental market, which typically demands a different pricing structure. Its stable neighborhood reputation could attract tourists; however, the current valuation limits its attractiveness for this strategy.
Tenant turnover risk High tenant turnover is a concern due to the tenant stability score of 70/100, indicating potential vacancy and associated 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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