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.
6-bedroom, 6-bathroom house of 328 m², energy rating C. Located Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property includes a stunning independent loft with high ceilings and a private entrance, enhancing its versatility for guests or as a rental opportunity. Additional Context: Located in the upscale Lapa neighborhood, this home offers expansive views towards the River Tagus and Cristo Rei, perfectly blending traditional charm with modern convenience.
The valuation. The asking price of €4,600,000 is significantly above the fair value of €2,510,067, making this property overpriced by €2,089,933 (83.3%). Such a discrepancy raises concerns for potential investors. Buy-to-flip angle. A buy-to-flip strategy would involve significant renovation to enhance appeal and justify a higher resale price, although this would necessitate navigating the high initial acquisition cost. Buy-to-let angle. With an estimated gross yield of 2% (approximately €7,667/month), the rental income strategy focuses on attracting long-term tenants, yet the yield remains relatively low compared to the investment required.
Fair value modelled at €2,510,067 from 6 comparable sales in the area. Asking €4,600,000 sits €2,089,933 (83.3%) above — overpriced versus fair value.
Asking €4,600,000 versus the Estrela, Lisbon, Lisbon area baseline of €2,307,356 (€7,035/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €2,307,356, adjusted for condition and micro-location, gives a modelled fair value of €2,510,067 (€7,653/m²), a €2,089,933 (83.3%) gap versus the €4,600,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · 2fcc36 | Subject | €4,600,000 | €14,024 | — | 78 | 84 |
| rua da Escola | Active | €2,600,000 | €7,163 | 48.9% | 75 | 83 |
| Estrela · b32740 | Active | €4,950,000 | €10,855 | 22.6% | 80 | 84 |
| Santa Maria Maior · b3278e | Active | €2,300,000 | €7,516 | 46.4% | 85 | 83 |
| calçada dos Mestres | Active | €1,550,000 | €7,789 | 44.5% | 75 | 83 |
| Median comp | €2,450,000 | €7,653 | 45.4% | 78 | 83 |
Long-term rental The property at €4,600,000 is significantly overpriced compared to its fair value of €2,510,067, reflecting a substantial gap of 83.3%. With a low yield of 2%, this investment does not promise satisfactory returns for long-term rental prospects. Buy-and-hold Given the current market conditions and the property’s listing price, it is clear that the asset is not positioned for optimal appreciation, with its valuation showing an 83.3% discrepancy from fair value. Such a high initial investment and low yield of 2% indicate that this strategy may not be effective for wealth accumulation over time. Family rental While the property is located in a quality neighborhood with solid amenities, its listing price of €4,600,000 significantly exceeds the fair value of €2,510,067, leading to an 83.3% pricing gap. The 2% gross yield suggests that this home will not provide the desirable financial benefits typically sought in the family rental market.
Tenant turnover risk High tenant stability at 80/100 indicates a likelihood of some movement in tenants, which may affect rental income stability if vacancies occur.
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