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, 4-bathroom apartment of 169 m², built in 2014, energy rating D. Located Estrela parish, Lisbon municipality, Lisbon district. Unique Feature: This apartment is in a recently rehabilitated building that retains its original facade, blending modern luxury with historical charm, enhancing its appeal in the heart of Lapa. Condition Notes: Exceptional attention to detail in renovations, ensuring both aesthetics and functionality are prioritized throughout the space.
The valuation. The asking price of €1,650,000 is significantly above the fair value of €1,334,043, resulting in a mark-up of €315,957 or 23.7%. This price is clearly overpriced for the location and property specifications.
Fair value modelled at €1,334,043 from 6 comparable sales in the area. Asking €1,650,000 sits €315,957 (23.7%) above — overpriced versus fair value.
Asking €1,650,000 versus the Estrela, Lisbon, Lisbon area baseline of €1,230,113 (€7,279/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 €1,230,113, adjusted for condition and micro-location, gives a modelled fair value of €1,334,043 (€7,894/m²), a €315,957 (23.7%) gap versus the €1,650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · a80bcd | Subject | €1,650,000 | €9,763 | — | 78 | 86 |
| avenida Duque de Loulé | Active | €1,750,000 | €7,609 | 22.1% | 80 | 90 |
| Avenidas Novas · 622b39 | Active | €2,100,000 | €7,778 | 20.3% | 85 | 82 |
| Estrela · 83184e | Active | €1,650,000 | €8,010 | 18.0% | 78 | 84 |
| travessa do Enviado de Inglaterra, 1 | Active | €1,365,000 | €9,100 | 6.8% | 84 | 90 |
| Median comp | €1,700,000 | €7,894 | 19.1% | 82 | 87 |
Long-term rental Given the current listing price of €1,650,000, which is 23.7% above the fair value of €1,334,043, this investment is not positioned well for long-term rental profit. Additionally, the gross yield of 2.1% further indicates limited potential for return in this strategy. Buy-and-hold The apartment's pricing, at €1,650,000, exceeds its fair value by 23.7%, suggesting a lack of growth potential in the buy-and-hold strategy. With a yield of only 2.1%, this investment may not deliver favorable long-term returns relative to its initial outlay. Family rental Although the Estrela neighborhood is attractive and rated highly, the listing price of €1,650,000 is 23.7% over the fair value of €1,334,043, which compromises financial viability in the family rental market. The low yield of 2.1% further suggests that this property does not offer an optimal opportunity for family rental investment.
Tenant turnover risk The tenant stability score of 80/100 indicates a risk of higher turnover, which may lead to increased vacancy periods and costs in 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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