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.
5-bedroom, 5-bathroom house of 455 m², energy rating E. Located on rua do Prior, Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property includes a private garage and an elevator providing direct access to the garden level, enhancing both convenience and privacy in daily living.
The valuation. The asking price of €6,500,000 is significantly above the fair value of €3,481,952, indicating an overpriced property by €3,018,048 (86.7%). This high asking price does not align with market expectations.
Fair value modelled at €3,481,952 from 6 comparable sales in the area. Asking €6,500,000 sits €3,018,048 (86.7%) above — overpriced versus fair value.
Asking €6,500,000 versus the rua do Prior area baseline of €3,336,554 (€7,333/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €3,336,554, adjusted for condition and micro-location, gives a modelled fair value of €3,481,952 (€7,653/m²), a €3,018,048 (86.7%) gap versus the €6,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Prior | Subject | €6,500,000 | €14,286 | — | 75 | 83 |
| rua do Prior S / N | Active | €6,500,000 | €11,818 | 17.3% | 74 | 81 |
| Estrela · b32892 | Active | €6,700,000 | €14,316 | 0.2% | 75 | 80 |
| calçada dos Mestres | Active | €1,550,000 | €7,789 | 45.5% | 75 | 83 |
| Estrela · 4bc2e0 | Active | €1,290,000 | €4,886 | 65.8% | 60 | 78 |
| Median comp | €4,025,000 | €9,804 | 31.4% | 75 | 81 |
Long-term rental With a gross yield of only 1.7%, the long-term rental market for this 5-bed house in Estrela is unlikely to generate satisfactory returns for investors. Given its significant price discrepancy of 86.7% above fair value, this property presents substantial risk for a stable rental income. Short-term vacation rental Although the property is located in a desirable neighborhood with a rating of 83/100, the high purchase price makes it challenging to justify the investment for short-term vacation rentals. The expected income may not sufficiently cover the costs, especially with the overall valuation being 86.7% higher than its fair value. Buy-and-hold Investors seeking a buy-and-hold strategy should be cautious; the property is overpriced by 86.7%, which severely limits future price appreciation potential. The current condition score of 78/100 suggests it may require significant maintenance or upgrades, further complicating the investment outlook.
Tenant turnover risk The tenant stability score at 70/100 indicates a potential for higher turnover rates, which could lead to increased vacancy periods and income loss.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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