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, 1-bathroom apartment of 85 m² on the 1st floor, built in 1937, energy rating D. Located Estrela parish, Lisbon municipality, Lisbon district. The apartment features high ceilings with original decorative elements that enhance its charm and character, complemented by a 30m² terrace ideal for outdoor living.
The valuation. The asking price of €595,000 is €78,625 (15.2%) above the fair value of €516,375, indicating that the property is overpriced. This disparity suggests potential challenges in achieving a profitable sale compared to its market value.
Fair value modelled at €516,375 from 6 comparable sales in the area. Asking €595,000 sits €78,625 (15.2%) above — overpriced versus fair value.
Asking €595,000 versus the Estrela, Lisbon, Lisbon area baseline of €493,464 (€5,805/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €493,464, adjusted for condition and micro-location, gives a modelled fair value of €516,375 (€6,075/m²), a €78,625 (15.2%) gap versus the €595,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · 80067c | Subject | €595,000 | €7,000 | — | 73 | 82 |
| rua Maria Pia, 421 | Active | €425,000 | €6,538 | 6.6% | 78 | 83 |
| Campolide · 6c789a | Active | €360,000 | €5,455 | 22.1% | 70 | 82 |
| rua Típica de Lisboa | Active | €315,000 | €5,526 | 21.1% | 70 | 77 |
| rua da Quinta do Jacinto | Active | €295,000 | €5,900 | 15.7% | 75 | 81 |
| Median comp | €337,500 | €5,713 | 18.4% | 73 | 82 |
Long-term rental The apartment's asking price of €595,000 exceeds the fair value of €516,375 by 15.2%, making it overpriced in the long-term rental market. With a gross yield of only 3.1%, this investment may not provide sufficient returns for landlords seeking stable cash flow. Buy-and-hold Holding this property for the long term seems less attractive given its current valuation that is 15.2% above fair value. The relatively low yield of 3.1% suggests that capital appreciation may not offset the higher initial investment cost. Family rental While the property is situated in a neighborhood that scores 82/100 in quality, its price of €595,000 reflects a 15.2% premium over fair value, making it less appealing for family rentals. Families typically seek rental options that align more closely with market value, and this unit's yield of 3.1% may deter prospective renters looking for affordability.
Economic Dependence Risk High economic stability (85/100) suggests a potentially stable market, but tenant stability (78/100) indicates that while generally reliable, there may be fluctuations in tenant retention that could impact 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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