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, 2-bathroom apartment of 160 m², energy rating D. Located on rua de São Bento S / N, Estrela parish, Lisbon municipality, Lisbon district. Unique Feature: The apartment retains original period details like traditional flooring and high ceilings, creating a distinctive historical charm that enhances its renovation potential. Outdoor Space: A peaceful private garden offers an urban oasis.
The valuation. The asking price of €1,850,000 is significantly above the fair value of €856,443, representing a 116.0% premium. Therefore, this property is considered overpriced in the current market. Buy-to-flip angle. A buy-to-flip strategy may face challenges due to the high acquisition cost, but minor renovations could improve the kitchen finishes and boost resale value. Quick cosmetic updates could potentially attract buyers looking for modern updates in a desirable location. Buy-to-let angle. With an estimated rental income of €2,621/month, the gross yield stands at 1.7%, indicating suboptimal returns for long-term investment. Given the competitive central Lisbon market, a short-term vacation rental strategy might enhance profitability.
Fair value modelled at €856,443 from 6 comparable sales in the area. Asking €1,850,000 sits €993,557 (116.0%) above — overpriced versus fair value.
Asking €1,850,000 versus the rua de São Bento S / N area baseline of €857,928 (€5,362/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 is below the parish average, reducing 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 €857,928, adjusted for condition and micro-location, gives a modelled fair value of €856,443 (€5,353/m²), a €993,557 (116.0%) gap versus the €1,850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São Bento S / N | Subject | €1,850,000 | €11,563 | — | 70 | 85 |
| rua de São Bento S / N | Active | €1,850,000 | €13,603 | 17.6% | 65 | 88 |
| rua Carlos José Barreiros | Active | €495,000 | €4,091 | 64.6% | 65 | 78 |
| Santa Maria Maior · f10b9d | Active | €445,000 | €2,259 | 80.5% | — | 81 |
| rua Rodrigo da Fonseca, 83 | Active | €845,000 | €6,815 | 41.1% | 74 | 83 |
| Median comp | €670,000 | €5,453 | 52.8% | 65 | 82 |
Long-term rental The property's asking price of €1,850,000, significantly above the fair value of €856,443, results in an unattractive yield of 1.7% gross, making it difficult to justify as a profitable long-term rental investment. While located in a desirable neighborhood of Estrela with a score of 85/100, the excessive price diminishes its appeal to potential long-term tenants. Short-term vacation rental With a listing price over 116% higher than the fair value, the property is unlikely to generate a favorable return in the short-term vacation rental market, especially with a low yield of 1.7% gross. Although Estrela attracts tourists due to its central location, the inflated price limits its viability in a competitive short-term rental landscape. Buy-and-hold Holding this property is not advisable due to its €1,850,000 price tag, which is substantially above the fair valuation of €856,443, leading to minimal appreciation potential and a low yield. The apartment’s good condition and excellent neighborhood score do not compensate for the excessive premium, making it a less attractive buy-and-hold option.
Tenant turnover risk High tenant turnover may occur due to the tenant stability score of 75/100, indicating potential challenges in maintaining consistent occupancy and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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