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 122 m², built in 1950, energy rating C. Located Estrela parish, Lisbon municipality, Lisbon district. This apartment features a private balcony with stunning sunset views over the Tagus River, enhancing its charm and appeal for outdoor relaxation.
The valuation. The asking price of €919,000 exceeds the fair value of €762,835 by €156,165, representing a 20.5% premium. This indicates the property is overpriced in comparison to market standards.
Fair value modelled at €762,835 from 6 comparable sales in the area. Asking €919,000 sits €156,165 (20.5%) above — overpriced versus fair value.
Asking €919,000 versus the Estrela, Lisbon, Lisbon area baseline of €688,812 (€5,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €688,812, adjusted for condition and micro-location, gives a modelled fair value of €762,835 (€6,253/m²), a €156,165 (20.5%) gap versus the €919,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · a80bc3 | Subject | €919,000 | €7,533 | — | 80 | 79 |
| Estrela · 8318b6 | Active | €919,000 | €6,962 | 7.6% | 78 | 80 |
| Estrela · a805dc | Active | €919,000 | €6,962 | 7.6% | 75 | 80 |
| rua Silva Carvalho | Active | €670,000 | €6,147 | 18.4% | 75 | 80 |
| rua Dom Francisco Xavier de Noronha | Active | €449,500 | €3,458 | 54.1% | 78 | 75 |
| Median comp | €794,500 | €6,555 | 13.0% | 77 | 80 |
Long-term rental The 3-bed apartment at €919,000 is overpriced, with a fair value of €762,835 representing a 20.5% gap. With a gross yield of only 2.6%, this investment does not present an attractive long-term rental opportunity given the current market conditions. Buy-and-hold Investing in this property seems unwise due to its overpricing, as the fair value is significantly lower than the asking price. The limited gross yield of 2.6% suggests that holding onto the property may yield subpar returns over the long term. Family rental While the apartment's location and condition may attract some interest, the price point places it in the overpriced category. Consequently, the anticipated returns on a family rental strategy are likely to fall short of expectations given the current valuation.
Tenant stability risk The tenant stability score of 60/100 indicates a potential for higher turnover, which could lead to increased vacancy rates and a loss of rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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