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 116 m² on the 2nd floor, energy rating B. Located on rua Doutor Teófilo Braga, 12, Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property boasts premium finishes like electric blinds, double-glazed PVC frames, and a modern kitchen with Siemens appliances, reflecting a commitment to contemporary luxury.
The valuation. The asking price of €990,000 sits €166,093 (20.2%) above the fair value of €823,907, indicating the property is overpriced based on current market assessments.
Fair value modelled at €823,907 from 6 comparable sales in the area. Asking €990,000 sits €166,093 (20.2%) above — overpriced versus fair value.
Asking €990,000 versus the rua Doutor Teófilo Braga, 12 area baseline of €738,171 (€6,364/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €738,171, adjusted for condition and micro-location, gives a modelled fair value of €823,907 (€7,103/m²), a €166,093 (20.2%) gap versus the €990,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Teófilo Braga, 12 | Subject | €990,000 | €8,534 | — | 85 | 82 |
| rua Febo Moniz, 15 | Active | €575,000 | €4,228 | 50.5% | 85 | 90 |
| rua do Loreto, 16 | Active | €1,150,000 | €7,616 | 10.8% | 75 | 90 |
| rua do Barão | Active | €995,000 | €6,589 | 22.8% | 90 | 82 |
| avenida da Liberdade | Active | €795,000 | €10,325 | 21.0% | 78 | 83 |
| Median comp | €895,000 | €7,103 | 16.8% | 82 | 87 |
Long-term rental The 3-bed apartment in Estrela is priced at €990,000, representing a 20.2% premium over its fair value of €823,907, which diminishes its attractiveness for long-term rental investments. With a gross yield of only 2.6%, the property is unlikely to deliver satisfactory returns for landlords in the current market conditions. Buy-and-hold Holding this property for the long term may not be advisable, given its current listing price significantly exceeds its fair value. While Estrela's neighborhood has decent amenities and tenant quality, the price elevation could hinder the potential for capital appreciation. Luxury market Although the property is situated in a desirable location within Estrela, its pricing at €990,000 may not align with luxury market expectations given the significant premium over fair value. The high condition rating does offer some prestige, but the overall valuation may deter discerning luxury buyers. Not ideal for The property’s financial metrics, including its yield and valuation gap, suggest it's unsuitable for student housing, short-term vacation rental, or any value-add renovations. Each of these strategies would not harness the property’s potential based on its current overpriced status.
Tenant instability risk The tenant stability score of 75/100 indicates that there is a moderate risk of potential tenant turnover that could impact cash flow.
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