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.
4-bedroom, 2-bathroom apartment of 109 m², built in 1950, energy rating E. Located Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a stylish outdoor space with stonecarpet flooring and two spacious lounges, providing a luxurious setting for relaxation and entertainment in the heart of Lapa.
The valuation. The asking price of €970,000 is significantly above the fair value of €694,761, indicating that the property is overpriced by €275,239, or 39.6%. This raises concerns about the potential for a profitable investment. Buy-to-flip angle. A buy-to-flip strategy may face challenges due to the high purchase price, which could limit potential profit margins upon resale in the current market. A more competitive price point would be necessary for viable flipping. Buy-to-let angle. The estimated rental income of €1,778 per month presents a gross yield of only 2.2%, which is relatively low for a long-term investment. Investors may find better income potential in more competitively priced properties.
Fair value modelled at €694,761 from 6 comparable sales in the area. Asking €970,000 sits €275,239 (39.6%) above — overpriced versus fair value.
Asking €970,000 versus the Estrela, Lisbon, Lisbon area baseline of €656,724 (€6,025/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 €656,724, adjusted for condition and micro-location, gives a modelled fair value of €694,761 (€6,374/m²), a €275,239 (39.6%) gap versus the €970,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · 57f6f3 | Subject | €970,000 | €8,899 | — | 80 | 78 |
| Campolide · b32b85 | Active | €699,000 | €8,224 | 7.6% | 80 | 80 |
| rua Dom Pedro | Active | €1,160,000 | €8,406 | 5.5% | 75 | 83 |
| Arroios · 1e6235 | Active | €465,000 | €4,745 | 46.7% | — | 78 |
| Estrela · 225aab | Active | €1,150,000 | €6,571 | 26.2% | 84 | 80 |
| Median comp | €924,500 | €7,398 | 16.9% | 80 | 80 |
Long-term rental This 4-bed apartment in Estrela presents a gross yield of only 2.2%, indicating that it may not generate sufficient returns relative to its price. Given its listing price of €970,000 compared to a fair value of €694,761, the property’s potential as a long-term rental investment appears compromised due to its significant 39.6% price gap. Short-term vacation rental While short-term vacation rentals can yield high returns, this property’s gross yield of 2.2% suggests limited profit potential, especially against its listing price of €970,000. With a fair value of €694,761, investors should be cautious about entering the short-term rental market with this overpriced apartment. Buy-and-hold The buy-and-hold strategy for this Estrela apartment is hindered by its overpriced nature, with a significant 39.6% gap from fair value at €970,000. Although the urban setting offers strong infrastructure, the unappealing gross yield of 2.2% raises concerns about the long-term viability of this investment. Not ideal for Student housing due to its high price point and low yield; the property does not align with the economic considerations typically associated with student tenancies.
Potential Tenant Turnover: With a tenant stability score of 75/100, there is a significant risk of turnover that could disrupt cash flow and increase vacancy periods.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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