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 94 m² on the 3rd floor, energy rating F. Located on rua Almeida Brandão, Estrela parish, Lisbon municipality, Lisbon district. The apartment features a versatile small room ideal for a home office or additional storage, enhancing its practicality in a prestigious central location with stunning views.
The valuation. The asking price of €528,000 is significantly above the fair value of €470,000, representing an overpriced situation by €58,000 (12.3%). This discrepancy suggests a lack of value for potential investors at the current listing.
Fair value modelled at €470,000 from 6 comparable sales in the area. Asking €528,000 sits €58,000 (12.3%) above — overpriced versus fair value.
Asking €528,000 versus the rua Almeida Brandão area baseline of €473,964 (€5,042/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 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 €473,964, adjusted for condition and micro-location, gives a modelled fair value of €470,000 (€5,000/m²), a €58,000 (12.3%) gap versus the €528,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Almeida Brandão | Subject | €528,000 | €5,617 | — | 70 | 82 |
| travessa da Água da Flor, 7 | Active | €397,000 | €4,963 | 11.7% | 70 | 83 |
| rua Elias Garcia | Active | €349,900 | €2,845 | 49.4% | 80 | 75 |
| Campolide · ec18a1 | Active | €359,000 | €5,279 | 6.0% | 76 | 82 |
| rua do Norte | Active | €340,000 | €5,000 | 11.0% | 66 | 82 |
| Median comp | €354,450 | €4,982 | 11.3% | 73 | 82 |
Long-term rental This 2-bed apartment in Estrela, listed at €528,000, is overpriced compared to its fair value of €470,000, representing a 12.3% gap. The gross yield of 3.8% suggests that the property's rental income potential does not justify the high asking price. Short-term vacation rental Given the strong tourist activity in central Lisbon, this property could serve as a short-term vacation rental; however, the price of €528,000 exceeds its fair value by 12.3%. The potential yield of 3.8% does not align with the premium cost, indicating that profitability may be compromised. Luxury market While the neighborhood scores high at 82/100, the apartment's listing price of €528,000 positions it as overpriced against a fair value of €470,000. The luxury market typically demands a compelling value proposition, and the 3.8% yield indicates the premium is not sufficiently justified. Not ideal for: Student housing This property is not suited for student housing due to its high asking price of €528,000, which is significantly above the fair market value of €470,000. The yield of 3.8% further suggests that the investment potential for this demographic would be limited and unappealing.
Tenant turnover risk The tenant stability score of 75/100 suggests a moderate risk of turnover, which could lead to increased vacancy rates and costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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