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.
1-bedroom, 1-bathroom apartment of 60 m² on the 3rd floor, energy rating E. Located on rua das Praças, Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a charming small balcony overlooking the picturesque streets, providing a perfect space to relax and enjoy Lisbon's vibrant atmosphere despite the absence of an elevator.
The valuation. The asking price of €465,000 sits €9,841, or 2.2%, above the fair value of €455,159, indicating that the property is correctly priced in the current market context.
Fair value modelled at €455,159 from 6 comparable sales in the area. Asking €465,000 sits €9,841 (2.2%) above — overpriced versus fair value.
Asking €465,000 versus the rua das Praças area baseline of €447,790 (€7,463/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 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 €447,790, adjusted for condition and micro-location, gives a modelled fair value of €455,159 (€7,586/m²), a €9,841 (2.2%) gap versus the €465,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Praças | Subject | €465,000 | €7,750 | — | 72 | 80 |
| rua Pinto Ferreira | Active | €330,000 | €7,857 | 1.4% | 80 | 78 |
| travessa do Barbosa | Active | €380,000 | €8,636 | 11.4% | 72 | 80 |
| Alcântara · 626fc5 | Active | €340,000 | €6,800 | 12.3% | 76 | 77 |
| rua Afonso Galo, 36 | Active | €369,000 | €5,197 | 32.9% | 80 | 74 |
| Median comp | €354,500 | €7,329 | 5.4% | 78 | 78 |
Long-term rental The property offers a gross yield of 3%, which is reasonable for the Lisbon market, reflecting the stable demand in the Estrela neighborhood. However, the fair value indicates that there is minimal room for appreciation in the long-term rental strategy. Buy-and-hold Holding this 1-bed apartment in a central Lisbon location aligns with a buy-and-hold investment strategy due to the neighborhood's strong demand and quality tenant base. The current fair value suggests that while the property is not undervalued, it should maintain its market stability over time. Family rental With a neighborhood score of 80/100, this apartment could attract quality family tenants, given its proximity to amenities and employment centers. While the investment appears fair in value, potential appreciation might be limited in this segment. Short-term vacation rental The property is not ideal for a short-term vacation rental strategy, as the current pricing does not align with the potential revenue typically associated with such rentals in prime areas. The fair market valuation indicates a mismatch for this model in the current market conditions.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy periods and potential loss of 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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