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, 0-bathroom apartment of 237 m² on the 3rd floor. Located on rua Estrela, 3, Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: This property boasts original early 20th-century architectural details, including ornate moldings and large windows that provide abundant natural light despite its current state of neglect.
The valuation. The asking price of €1,100,000 is significantly above the fair value of €748,227, positioning it as overpriced by €351,773 or 47.0%. This discrepancy suggests potential buyers should proceed with caution.
Fair value modelled at €748,227 from 6 comparable sales in the area. Asking €1,100,000 sits €351,773 (47.0%) above — overpriced versus fair value.
Asking €1,100,000 versus the rua Estrela, 3 area baseline of €775,450 (€3,272/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €775,450, adjusted for condition and micro-location, gives a modelled fair value of €748,227 (€3,157/m²), a €351,773 (47.0%) gap versus the €1,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Estrela, 3 | Subject | €1,100,000 | €4,641 | — | 65 | 78 |
| Alcântara · 2d859c | Active | €350,000 | €3,043 | 34.4% | 70 | 78 |
| rua Dom João IV, 12 | Active | €178,000 | €2,738 | 41.0% | — | 73 |
| rua Carlos Conde S / N | Active | €270,000 | €3,553 | 23.5% | 80 | 81 |
| rua Sampaio Bruno | Active | €435,000 | €904 | 80.5% | 74 | 83 |
| Median comp | €310,000 | €2,891 | 37.7% | 74 | 80 |
Long-term rental The property is priced 47.0% above its fair value of €748,227, indicating that it may not generate sufficient returns for a long-term rental strategy. With a gross yield of only 4.3% and a condition rating of 70/100, the investment does not justify the high price tag in a competitive market. Short-term vacation rental At €1,100,000, this property is significantly overpriced compared to its fair value, making it less appealing for a short-term vacation rental strategy. Although the vibrant location provides potential for tourist interest, the yield and condition suggest that returns may not meet expectations in this strategy. Buy-and-hold Investing in this property under a buy-and-hold strategy presents challenges, as it is marked at a substantial premium of 47.0% above fair value. The combination of a low yield of 4.3% and a mediocre condition score points to potential inefficiencies in long-term growth prospects for this investment.
High Tenant Turnover Risk The tenant stability score of 50/100 indicates a significant likelihood of high turnover, which may incur additional costs and impact rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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