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, 2-bathroom apartment of 90 m² on the 1st floor, energy rating E. Located on rua das Trinas, Estrela parish, Lisbon municipality, Lisbon district. Unique Feature: The apartment boasts an expansive living area that can easily accommodate distinct zones for relaxation and dining, enhancing both style and functionality in daily living.
The valuation. The asking price of €620,000 is €89,825 (16.9%) above the fair value of €530,175, indicating that the property is overpriced. This discrepancy suggests that potential buyers may need to negotiate aggressively. Buy-to-flip angle. The strategy would involve renovating the apartment to enhance its value, aiming for a profitable resale shortly after acquisition. Given the current high-quality condition, minor improvements could significantly increase desirability and price. Buy-to-let angle. With an estimated rental income of €1,550 per month, the gross yield stands at 3%. This returns a steady cash flow while capitalizing on the stable neighborhood's appeal for both long-term and short-term rentals.
Fair value modelled at €530,175 from 6 comparable sales in the area. Asking €620,000 sits €89,825 (16.9%) above — overpriced versus fair value.
Asking €620,000 versus the rua das Trinas area baseline of €474,305 (€5,270/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 €474,305, adjusted for condition and micro-location, gives a modelled fair value of €530,175 (€5,891/m²), a €89,825 (16.9%) gap versus the €620,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Trinas | Subject | €620,000 | €6,889 | — | 82 | 81 |
| calçada dos Sete Moinhos | Active | €289,000 | €5,255 | 23.7% | 80 | 82 |
| rua São Sebastião da Pedreira | Active | €620,000 | €7,294 | 5.9% | 80 | 80 |
| Alcântara · 6a9549 | Active | €475,000 | €5,938 | 13.8% | 77 | 78 |
| Misericórdia · 483bd9 | Active | €545,000 | €5,142 | 25.4% | 74 | 81 |
| Median comp | €510,000 | €5,597 | 18.8% | 79 | 81 |
Long-term rental The property, priced at €620,000, is overpriced compared to the fair value of €530,175, indicating a 16.9% gap that may impact long-term profitability. Additionally, with a gross yield of only 3%, the investment does not compensate adequately for the higher purchase price. Short-term vacation rental Although Estrela is a desirable neighborhood, the 3% gross yield on this €620,000 property, which is priced above fair value, suggests limited potential for attractive returns in the short-term rental market. The high purchase price compared to the fair value could deter potential guests seeking cost-effective accommodations. Family rental While the property is situated in a stable area with a decent condition score of 84, its overpriced listing at €620,000 versus a fair value of €530,175 may hinder its attractiveness to families looking for reasonable housing options. With a yield of only 3%, families may also find more favorable alternatives in the market, further challenging this investment's viability.
Tenant turnover risk The tenant stability score of 62/100 suggests a higher likelihood of tenant turnover, which could lead to increased vacancy rates and loss of rental income.
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