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.
3-bedroom, 3-bathroom apartment of 177 m² on the 3rd floor, built in 2025, energy rating B. Located on rua Possidónio da Silva, Estrela parish, Lisbon municipality, Lisbon district. This top-floor apartment features sloped ceilings that enhance the spacious feel and original period building characteristics, including a beautifully preserved tiled facade and wooden staircase.
The valuation. The asking price of €1,300,000 is set 3.0% above the fair value of €1,261,814, suggesting a reasonable valuation in line with market expectations. This positioning aligns the property with the luxury sector, attracting discerning buyers.
Fair value modelled at €1,261,814 from 6 comparable sales in the area. Asking €1,300,000 sits €38,186 (3.0%) above — overpriced versus fair value.
Asking €1,300,000 versus the rua Possidónio da Silva area baseline of €1,079,681 (€6,100/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €1,079,681, adjusted for condition and micro-location, gives a modelled fair value of €1,261,814 (€7,129/m²), a €38,186 (3.0%) gap versus the €1,300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Possidónio da Silva | Subject | €1,300,000 | €7,345 | — | 88 | 80 |
| rua Padre Adriano Botelho, 5 | Active | €545,000 | €4,739 | 35.5% | 85 | 84 |
| Campolide · 6a9238 | Active | €595,000 | €5,409 | 26.4% | 80 | 81 |
| rua Pinheiro Chagas, 4 | Active | €1,775,000 | €7,335 | 0.1% | 80 | 81 |
| avenida Ressano Garcia, 9 | Active | €1,900,000 | €7,600 | 3.5% | 80 | 80 |
| Median comp | €1,185,000 | €6,372 | 13.2% | 80 | 81 |
Long-term rental The property in Estrela, Lisbon, presents a gross yield of 2.5%, aligning with the rental market's current performance. Given its high condition rating of 86/100 and neighborhood rating of 80/100, it has the potential to attract quality tenants, although the yield underscores a relatively high entry price. Buy-and-hold With a fair value of €1,261,814 and only a 3.0% gap from the listing price of €1,300,000, this 3-bed apartment is positioned moderately within the market for long-term appreciation. The favorable context of being near Lisbon's city center suggests a stable demand, though the modest yield indicates limited immediate cash flow benefits. Luxury market Priced at €1,300,000, the property is firmly situated in the luxury market segment, exemplifying well-maintained features with a condition score of 86/100. Despite the appealing location and overall quality, the premium pricing reflects a tight market environment, warranting cautious analysis for prospective luxury buyers. Not ideal for short-term rental Given the current listing price relative to its fair value, the property does not provide a compelling investment for short-term rental purposes, especially with a gross yield of 2.5%. The neighborhood context and amenities may appeal to long-term residents more than transient visitors. Not ideal for agricultural development The property’s location in an urban setting of Estrela, Lisbon, makes it wholly unsuitable for agricultural development. The surrounding amenities and housing market dynamics further reinforce its intended use as an urban residential asset.
Tenant turnover risk With a tenant stability score of 75/100, there is a moderate risk of tenant turnover, which could result in increased vacancy periods and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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