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 136 m² on the 1st floor, built in 1951. Located on rua de São Bento S / N, Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property includes a versatile separate annex currently functioning as a studio, ideal for creative use, along with a spacious outdoor area arranged in multiple levels, enhancing options for leisure and gardening.
The valuation. The asking price of €1,850,000 significantly exceeds the fair value of €675,156, indicating an overvaluation of €1,174,844 (174.0%). This price does not align with market expectations, making it a poor investment choice.
Fair value modelled at €675,156 from 6 comparable sales in the area. Asking €1,850,000 sits €1,174,844 (174.0%) above — overpriced versus fair value.
Asking €1,850,000 versus the rua de São Bento S / N area baseline of €687,784 (€5,057/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €687,784, adjusted for condition and micro-location, gives a modelled fair value of €675,156 (€4,964/m²), a €1,174,844 (174.0%) gap versus the €1,850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São Bento S / N | Subject | €1,850,000 | €13,603 | — | 65 | 88 |
| Penha de França · ba3d67 | Active | €499,000 | €5,544 | 59.2% | 70 | 90 |
| Arroios · 38b4b3 | Active | €650,000 | €5,039 | 63.0% | — | 79 |
| rua Carlos José Barreiros | Active | €495,000 | €4,091 | 69.9% | 65 | 78 |
| Santa Maria Maior · f10b9d | Active | €445,000 | €2,259 | 83.4% | — | 81 |
| Median comp | €497,000 | €4,565 | 66.4% | 68 | 80 |
Long-term rental Given the apartment's high listing price of €1,850,000, the gross yield of 1.5% is insufficient to justify this investment in the long-term rental market. With a fair value of €675,156, potential returns appear inadequate relative to the substantial gap of 174.0%. Short-term vacation rental The excessive listing price significantly diminishes the appeal of this property for short-term vacation rentals, despite the prime urban location in Estrela. A fair value of €675,156 indicates that the potential rental income may not adequately cover the inflated purchase price. Buy-and-hold While the Estrela neighborhood boasts an excellent score of 88/100, the property’s price of €1,850,000 far exceeds its fair value of €675,156, making this a less desirable buy-and-hold investment. This considerable gap of 174.0% suggests that holding this property over time may not yield favorable returns. Not ideal for: Value-add renovation Despite the apartment being in a prime location and having a condition score of 70/100, the high listing price renders it a poor candidate for value-add renovation strategies. Investing in renovations at such elevated costs could lead to losses, given the property’s fair market value and the gap from the current asking price.
Tenant Stability Risk: With a tenant stability score of 80/100, there is a 20% potential for tenant turnover, which may result in increased vacancy periods and related 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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