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, 4-bathroom apartment of 229 m² on the 1st floor, energy rating C. Located on rua das Praças, Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property boasts a secret garden oasis with 18th-century tiled walls, creating a unique historical allure amidst its modern design and lush citrus trees.
The valuation. The asking price of €1,900,000 sits €102,077 (5.7%) above its fair value of €1,797,923. This positioning indicates that the property is fairly priced within the current market landscape. Buy-to-flip angle. Given the condition and location, implementing a buy-and-flip strategy could yield a quick return; minor cosmetic updates could attract upscale buyers and potentially increase resale value. Buy-to-let angle. With an estimated rental income of €4,117/month, the property offers a gross yield of 2.6%, making it an attractive option for long-term rental in a stable expat-friendly market.
Fair value modelled at €1,797,923 from 6 comparable sales in the area. Asking €1,900,000 sits €102,077 (5.7%) above — overpriced versus fair value.
Asking €1,900,000 versus the rua das Praças area baseline of €1,706,163 (€7,450/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 €1,706,163, adjusted for condition and micro-location, gives a modelled fair value of €1,797,923 (€7,851/m²), a €102,077 (5.7%) gap versus the €1,900,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Praças | Subject | €1,900,000 | €8,297 | — | 77 | 82 |
| rua de São Mamede | Active | €1,795,000 | €8,548 | 3.0% | 80 | 85 |
| rua Gomes Freire In Lisbonfully | Active | €790,000 | €3,264 | 60.7% | 75 | 88 |
| Santa Maria Maior · d7a42a | Active | €5,500,000 | €15,850 | 91.0% | 85 | 89 |
| rua da Sociedade Farmacêutica, 68 | Active | €1,350,000 | €8,036 | 3.1% | 78 | 83 |
| Median comp | €1,572,500 | €8,292 | 0.1% | 79 | 87 |
Long-term rental The property is priced at €1,900,000, which is 5.7% higher than the fair value, indicating that while it may provide stable long-term rental income, it lacks significant price advantage. With a gross yield of 2.6%, the investment aligns with the upper tier of the rental market due to the appealing central Lisbon location. Luxury market At €1,900,000, this property is fairly positioned within the luxury market, appealing to high-income expats and professionals drawn to Estrela’s amenities. The 82/100 neighborhood rating underlines its desirability, although the investment lacks a strong discount against market expectations. Buy-and-hold With a fair value assessment of €1,797,923 against the listed price, this property presents a reasonable holding opportunity for long-term investors despite its slight premium. The location’s alignment with Lisbon's stable economic outlook enhances its potential for future appreciation, though it is not priced for immediate value capture.
Tenant turnover risk The tenant stability score of 70/100 indicates that there may be a higher likelihood of tenant turnover, potentially leading to increased vacancy rates and associated costs.
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