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 140 m² on the 1st floor, energy rating D. Located on rua de Santo Amaro, 3, Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment features elegant large French-style windows and high palatial ceilings that enhance its spaciousness and brightness, contributing to a cozy yet sophisticated atmosphere.
The valuation. The asking price of €845,000 is €81,434 (10.7%) above the fair value of €763,566, indicating that the property is overpriced. This discrepancy suggests a need for negotiation or consideration of alternative investments.
Fair value modelled at €763,566 from 6 comparable sales in the area. Asking €845,000 sits €81,434 (10.7%) above — overpriced versus fair value.
Asking €845,000 versus the rua de Santo Amaro, 3 area baseline of €724,259 (€5,173/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €724,259, adjusted for condition and micro-location, gives a modelled fair value of €763,566 (€5,454/m²), a €81,434 (10.7%) gap versus the €845,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Santo Amaro, 3 | Subject | €845,000 | €6,036 | — | 75 | 80 |
| rua Garcia de Orta, 31 | Active | €475,000 | €4,750 | 21.3% | 80 | 82 |
| rua da Atalaia | Active | €980,000 | €6,533 | 8.2% | 75 | 90 |
| Areeiro · ba57e5 | Active | €795,000 | €5,129 | 15.0% | 78 | 88 |
| Avenidas Novas · 6a9590 | Active | €590,000 | €5,364 | 11.1% | 80 | 81 |
| Median comp | €692,500 | €5,247 | 13.1% | 79 | 85 |
Long-term rental This 3-bed apartment in Estrela, listed at €845,000, shows a gap of 10.7% above its fair value of €763,566, indicating that it is overpriced for long-term rental investments. The current yield of 3.8% gross may not sufficiently compensate for the elevated acquisition cost, limiting potential profitability for landlords in this strategy. Family rental While this property is located in a family-friendly neighborhood and has a decent condition score of 78/100, its price of €845,000 exceeds the fair value by 10.7%, making it overpriced for family rental purposes. The combination of high acquisition costs and a moderate yield may deter potential tenants looking for value in their rental choices. Luxury market Although the apartment is situated in a central area of Lisbon and offers a quality lifestyle, the listing price of €845,000 represents a 10.7% premium over the fair value, categorizing it as overpriced in the luxury market. Potential buyers may find better value elsewhere, as the high asking price may not align with the luxury sector's expectations for price performance and return on investment.
Tenant turnover risk The tenant stability score of 70/100 indicates a potential risk of higher turnover, which may lead to increased vacancy rates and associated costs.
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