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, 2-bathroom apartment of 100 m² on the 2nd floor, energy rating F. Located on largo de Santos, Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: This property boasts dual street exposures and significant rental potential due to its proximity to the river and popular attractions like Time Out Market.
The valuation. The asking price of €595,000 is €55,938 (10.4%) above the fair value of €539,063, indicating that this property is priced fairly according to market standards. This suggests a balanced opportunity for potential buyers.
Fair value modelled at €539,063 from 6 comparable sales in the area. Asking €595,000 sits €55,938 (10.4%) above — overpriced versus fair value.
Asking €595,000 versus the largo de Santos area baseline of €626,847 (€6,268/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 53/100 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 €626,847, adjusted for condition and micro-location, gives a modelled fair value of €539,063 (€5,391/m²), a €55,938 (10.4%) gap versus the €595,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo de Santos | Subject | €595,000 | €5,950 | — | 55 | 80 |
| rua Artilharia, 1, 98 | Active | €600,000 | €4,918 | 17.3% | 45 | 80 |
| largo de Santos | Active | €675,000 | €6,750 | 13.4% | 60 | 83 |
| estrada Alvito | Active | €385,000 | €5,833 | 2.0% | 60 | 72 |
| Arroios · 1e627a | Active | €495,000 | €5,500 | 7.6% | — | 85 |
| Median comp | €547,500 | €5,667 | 4.8% | 60 | 82 |
Long-term rental The property, listed at €595,000, offers a gross yield of 4.1%, which aligns with market expectations for long-term rental investments. However, its condition rating of 53/100 suggests that it may require significant maintenance, which could impact long-term profitability. Buy-and-hold With a fair value of €539,063 and a market gap of 10.4%, this property is priced fairly, suggesting stable potential for appreciation over time. The strong neighbourhood score of 80/100 makes it an appealing buy for those looking to hold for the long term, despite its current condition. Family rental The property’s characteristics and decent neighbourhood rating indicate suitability for family rental; however, the asking price reflects fair market value. Caution should be taken regarding its condition, as a score of 53/100 could deter some potential family tenants looking for move-in ready options.
Tenant turnover risk There is a risk that the tenant stability score of 70/100 may lead to higher tenant turnover, potentially affecting rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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