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 68 m² on the 4th floor, energy rating D. Located Estrela parish, Lisbon municipality, Lisbon district. Location: This apartment features a 10 m² balcony with unobstructed views of Monsanto, enriching the living space with outdoor accessibility and scenic beauty. Investment Potential: Positioned in a prime area with strong international rental demand, making it an ideal investment opportunity.
The valuation. The asking price of €550,000 is significantly above the fair value of €452,000, representing an overpricing of €98,000 (21.7%). This indicates that the property is not a sound investment at its current asking price.
Fair value modelled at €452,000 from 6 comparable sales in the area. Asking €550,000 sits €98,000 (21.7%) above — overpriced versus fair value.
Asking €550,000 versus the Estrela, Lisbon, Lisbon area baseline of €434,355 (€6,388/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €434,355, adjusted for condition and micro-location, gives a modelled fair value of €452,000 (€6,647/m²), a €98,000 (21.7%) gap versus the €550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · ec18a4 | Subject | €550,000 | €8,088 | — | 76 | 80 |
| estrada de Benfica | Active | €430,000 | €6,825 | 15.6% | 70 | 83 |
| rua Carlos da Maia | Active | €560,000 | €6,588 | 18.5% | 78 | 83 |
| rua de Dona Estefânia, 31 | Active | €352,000 | €5,029 | 37.8% | 75 | 84 |
| avenida Visconde Valmor | Active | €355,000 | €5,635 | 30.3% | 68 | 85 |
| Median comp | €392,500 | €6,112 | 24.4% | 73 | 84 |
Long-term rental The apartment's current listing price of €550,000 exceeds the fair value of €452,000 by 21.7%, indicating a lack of immediate yield potential for long-term rentals at a gross yield of only 2.9%. This overpricing limits the attractiveness for potential tenants seeking quality housing in a central Lisbon location with an average neighborhood rating of 80/100. Short-term vacation rental With a gross yield of 2.9% against the backdrop of a listing price that is 21.7% above fair value, this property does not present a compelling investment for short-term vacation rentals. The prime urban location and high residential appeal are overshadowed by the overvaluation, making it less attractive to potential guests. Buy-and-hold While the property is situated in a desirable neighborhood with solid economic indicators, its current listing of €550,000 reflects a significant gap from the fair value of €452,000, rendering it overpriced for a long-term hold strategy. Investors might find the potential appreciation limited due to the overpricing, which could affect overall returns in the long term.
Tenant turnover risk The tenant stability score of 70/100 suggests potential volatility in tenant retention, which may lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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