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.
6-bedroom, 0-bathroom palace of 800 m². Located Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: This palace boasts elegant 18th-century tiles and a unique façade featuring six antique French windows with intricate ironwork, providing distinctive architectural charm and significant natural light.
The valuation. The asking price of €6,500,000 is significantly above the fair value of €4,814,815, indicating an excess of €1,685,185 (35.0%). This property is overpriced and lacks compelling justification for its current listing. Buy-to-flip angle. The potential for a buy-to-flip strategy is limited, as the property exceeds the fair market price, making resale challenging unless significant renovations can enhance its appeal to buyers. Buy-to-let angle. With an estimated gross yield of 2% (~€10,833/month), the rental income strategy may not maximize returns, especially given the overvaluation, yet may appeal to long-term tenants in a high-demand market like Lisbon.
Fair value modelled at €4,814,815 from 6 comparable sales in the area. Asking €6,500,000 sits €1,685,185 (35.0%) above — overpriced versus fair value.
Asking €6,500,000 versus the Estrela, Lisbon, Lisbon area baseline of €5,173,709 (€6,467/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €5,173,709, adjusted for condition and micro-location, gives a modelled fair value of €4,814,815 (€6,019/m²), a €1,685,185 (35.0%) gap versus the €6,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · a80af3 | Subject | €6,500,000 | €8,125 | — | 65 | 82 |
| Santa Maria Maior · 15e373 | Active | €645,000 | €3,225 | 60.3% | 75 | 85 |
| Santa Maria Maior · 6fbdcf | Active | €600,000 | €5,000 | 38.5% | 45 | 81 |
| São Vicente · 6c784b | Active | €5,500,000 | €7,237 | 10.9% | 78 | 84 |
| Santa Maria Maior · 653082 | Active | €940,000 | €2,947 | 63.7% | — | 85 |
| Median comp | €792,500 | €4,113 | 49.4% | 75 | 85 |
Long-term rental Given the listing price of €6,500,000, this property is 35% above its fair value, making it a poor candidate for a long-term rental strategy. The gross yield of 2% does not justify the investment, especially when considering the property's condition rating of 63/100. Short-term vacation rental Despite Lisbon's strong tourism market, the 35% gap from fair value indicates that this property is overpriced for a short-term vacation rental strategy. Furthermore, the low gross yield of 2% may limit potential profitability when compared to investments that could produce a better return. Buy-and-hold With a substantial gap between the asking price and the fair value, this property does not align with a prudent buy-and-hold strategy. The long-term prospects are less appealing given its low yield of 2% and condition score of 63/100, indicating higher maintenance costs may arise sooner rather than later.
Tenant instability risk With a tenant stability score of 65/100, there is a heightened risk of tenant turnover, which could lead to increased vacancy rates and costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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