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, 3-bathroom apartment of 86 m², built in 1951, energy rating E. Located Estrela parish, Lisbon municipality, Lisbon district. This apartment features a beautifully restored pigeon loft integrated into the living space, enhancing its architectural character while providing distinct living and dining areas.
The valuation. The asking price of €775,000 is significantly above fair value, which is assessed at €606,095, resulting in an overpricing of €168,905 or 27.9%. This property currently represents a poor investment opportunity. Buy-to-flip angle. With strategic renovations and staging, the property could be resold at a higher price, targeting a flip that capitalizes on the upscale finishes and appealing location in Estrela. This strategy aims for a quick turnover to maximize ROI. Buy-to-let angle. The estimated monthly rental income of €2,002 offers a gross yield of 3.1%, making it a candidate for a long-term rental strategy, especially appealing to families seeking quality housing near good schools.
Fair value modelled at €606,095 from 6 comparable sales in the area. Asking €775,000 sits €168,905 (27.9%) above — overpriced versus fair value.
Asking €775,000 versus the Estrela, Lisbon, Lisbon area baseline of €561,425 (€6,528/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €561,425, adjusted for condition and micro-location, gives a modelled fair value of €606,095 (€7,048/m²), a €168,905 (27.9%) gap versus the €775,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · e835e8 | Subject | €775,000 | €9,012 | — | 79 | 73 |
| rua da Conceição, 109 | Active | €1,200,000 | €6,667 | 26.0% | 75 | 80 |
| Estrela · cfde22 | Active | €975,000 | €5,909 | 34.4% | 75 | 80 |
| Estrela · 6c7a01 | Active | €2,300,000 | €13,068 | 45.0% | 80 | 80 |
| rua das Flores, 4 | Active | €1,300,000 | €7,429 | 17.6% | 82 | 79 |
| Median comp | €1,250,000 | €7,048 | 21.8% | 78 | 80 |
Long-term rental The property listed at €775,000 significantly exceeds its fair value of €606,095, indicating a 27.9% premium that suggests it is overpriced. With a gross yield of only 3.1%, the investment potential for long-term rental is limited and may not justify the high entry cost. Family rental While the Estrela location in Lisbon benefits from good school access, the property's price of €775,000 is above the fair market value of €606,095, leaving a substantial gap of 27.9%. Families may appreciate the low crime rates and amenities, but the 3.1% yield may lead to challenges in financing such a premium property. Buy-and-hold Although Estrela offers a vibrant neighborhood with decent tenant quality, the high listing price of €775,000 versus the fair value of €606,095 underscores that the property is overpriced by 27.9%. The modest gross yield of 3.1% indicates that, over time, the return on investment may not keep pace with the elevated acquisition costs, limiting the appeal of a buy-and-hold strategy.
Tenant Default Risk The tenant stability score of 65/100 indicates a potential risk of tenants defaulting on their leases, which may lead to increased vacancy rates and reduced cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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