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.
2-bedroom, 2-bathroom apartment of 95 m² on the 4th floor, built in 1890, energy rating C. Located Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment features newly installed balconies on both the front and rear facades, enhancing outdoor living while benefiting from recent facade renovations enhancing its curb appeal.
The valuation. The asking price of €495,000 is effectively aligned with the fair value of €494,400, sitting just €600 (0.1%) above it. This indicates a stable pricing environment for the property.
Fair value modelled at €494,400 from 6 comparable sales in the area. Asking €495,000 sits €600 (0.1%) above — overpriced versus fair value.
Asking €495,000 versus the Estrela, Lisbon, Lisbon area baseline of €450,816 (€4,745/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €450,816, adjusted for condition and micro-location, gives a modelled fair value of €494,400 (€5,204/m²), a €600 (0.1%) gap versus the €495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · ee8958 | Subject | €495,000 | €5,211 | — | 78 | 82 |
| praça das Flores | Active | €710,000 | €6,339 | 21.7% | 86 | 90 |
| rua da Bica do Marquês, 43 | Active | €360,000 | €4,500 | 13.6% | 68 | 83 |
| rua Comandante António Feio | Active | €218,000 | €3,028 | 41.9% | 75 | 83 |
| Campolide · 38b5c8 | Active | €385,000 | €4,936 | 5.3% | 75 | 81 |
| Median comp | €372,500 | €4,718 | 9.5% | 75 | 83 |
Long-term rental The property in Estrela offers a fair investment opportunity with a 4% gross yield, which aligns with the fair value of €494,400. Given the neighbourhood's strong amenities and accessible job market, it is attractive for long-term tenants seeking stable housing options. Buy-and-hold With a listing price of €495,000 being very close to its fair value, investing in this apartment for a buy-and-hold strategy could lead to long-term capital appreciation as the Lisbon market remains robust. The apartment's decent condition and the neighbourhood's quality make it a reasonable addition to an investor's portfolio for steady growth. Short-term vacation rental Even though the property offers a fair value, the current yield of 4% may not be as compelling in the competitive short-term rental market of Lisbon. The neighbourhood's amenities contribute positively to visitor experiences, but the purchase price suggests potential returns may be limited without significant price appreciation.
Tenant turnover risk A tenant stability score of 75/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy rates and potential revenue loss.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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