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, 4-bathroom penthouse of 176 m² on the 4th floor, built in 2026, energy rating A. Located on calçada da Estrela, Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The penthouse offers a magnificent private terrace of 19 m² with stunning views over the rooftops of Lisbon and the Tagus River, enhancing outdoor living experience.
The valuation. The asking price of €1,750,000 sits €195,039 (12.5%) above the fair value of €1,554,961, indicating that this property is overpriced.
Fair value modelled at €1,554,961 from 6 comparable sales in the area. Asking €1,750,000 sits €195,039 (12.5%) above — overpriced versus fair value.
Asking €1,750,000 versus the calçada da Estrela area baseline of €1,432,290 (€8,138/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €1,432,290, adjusted for condition and micro-location, gives a modelled fair value of €1,554,961 (€8,835/m²), a €195,039 (12.5%) gap versus the €1,750,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| calçada da Estrela | Subject | €1,750,000 | €9,943 | — | 82 | 88 |
| largo do Rato | Active | €2,450,000 | €8,974 | 9.7% | 80 | 87 |
| avenida Conselheiro Fernando de Sousa | Active | €1,790,000 | €8,483 | 14.7% | 85 | 81 |
| avenida da Liberdade | Active | €1,850,000 | €12,585 | 26.6% | 85 | 81 |
| travessa André Valente | Active | €1,800,000 | €8,696 | 12.5% | 80 | 83 |
| Median comp | €1,825,000 | €8,835 | 11.1% | 83 | 82 |
Long-term rental Given the current gross yield of 1.9%, the long-term rental market for this property in Estrela is not particularly attractive, especially when compared to the fair value of €1,554,961, which indicates it is overpriced. The 12.5% gap between the listing price of €1,750,000 and its fair value further suggests that potential returns will be limited for long-term renters. Short-term vacation rental The appeal of this 2-bed penthouse in Estrela may draw short-term vacation renters, but with a listing of €1,750,000, the property is overpriced compared to its fair value of €1,554,961. The current gross yield of 1.9% significantly limits the investment potential in this strategy, as visitors may not be willing to pay a premium relative to market values. Luxury market While the penthouse may attract high-net-worth individuals interested in luxury real estate, the pricing at €1,750,000 places it above its fair value of €1,554,961, categorizing it as overpriced. Consequently, competing in the luxury market with a yield of just 1.9% will likely deter discerning buyers who expect value commensurate with their investment. Not ideal for student housing This property is not suitable for student housing, given its high listing price of €1,750,000 compared to the fair value of €1,554,961, indicating it is overpriced. The limited yield of 1.9% coupled with high pricing does not align with the affordability needs of the student demographic in Lisbon.
Economic Sensitivity Risk: Despite a strong economic stability score of 90/100, a small downturn could still impact tenant demand given the relatively lower tenant stability score of 85/100, potentially leading to increased vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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