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 115 m², energy rating C. Located Estrela parish, Lisbon municipality, Lisbon district. Unique feature: The apartment boasts a private balcony offering serene views of the lush Estrela gardens, enhancing its tranquility and outdoor living potential. Feature adicional: O apartamento dispõe de uma varanda privada com vista serena para os exuberantes jardins da Estrela, aumentando sua tranquilidade e potencial de vida ao ar livre.
The valuation. The asking price of €750,000 is significantly above the fair value of €621,371, which represents an overvaluation of €128,629 (20.7%). This price point is not justified by current market conditions.
Fair value modelled at €621,371 from 6 comparable sales in the area. Asking €750,000 sits €128,629 (20.7%) above — overpriced versus fair value.
Asking €750,000 versus the Estrela, Lisbon, Lisbon area baseline of €605,010 (€5,261/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €605,010, adjusted for condition and micro-location, gives a modelled fair value of €621,371 (€5,403/m²), a €128,629 (20.7%) gap versus the €750,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · 76b4b2 | Subject | €750,000 | €6,522 | — | 85 | 79 |
| rua de Alcântara | Active | €690,000 | €5,565 | 14.7% | 74 | 83 |
| rua Gil Vicente, 15 | Active | €495,000 | €5,824 | 10.7% | 78 | 76 |
| rua do Armeiro-Mor | Active | €367,500 | €4,224 | 35.2% | 78 | 74 |
| rua dos Lusíadas | Active | €650,000 | €5,242 | 19.6% | 76 | 77 |
| Median comp | €572,500 | €5,404 | 17.1% | 77 | 77 |
Long-term rental The property is overpriced with a fair value of €621,371, indicating a significant gap of 20.7% that could limit investment returns. With a gross yield of 3.6%, potential long-term rental income may not sufficiently justify the elevated purchase price. Family rental The apartment's location in Estrela allows for appealing family accommodation, yet the pricing exceeds fair value by more than 20%. Families might appreciate the lower crime rates in the suburban setting, but the current price point does not present a financially sound opportunity. Buy-and-hold As a buy-and-hold investment, this property is likely not an attractive option, given the appraised fair value is 20.7% lower than the asking price. The gross yield of 3.6% combined with the high acquisition cost suggests that long-term appreciation may not meet investor expectations over time.
Economic dependency risk The high economic stability score of 85 suggests a strong economy, but the moderate tenant stability score of 75 indicates potential fluctuations in rental income, which could impact cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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