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, 4-bathroom apartment of 165 m² on the 4th floor, energy rating C. Located on rua de Sant'Ana À Lapa, Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts stunning views of the Estrela Basilica from the terrace, enhancing its appeal for outdoor relaxation and social gatherings. Condition Notes: The facade cladding and terrace tiling require attention despite the pristine interior finishes.
The valuation. The asking price of €1,295,000 is €100,850 (7.2%) below the fair value of €1,395,850. This positions the property as a fairly valued investment opportunity in the competitive Lisbon market.
Fair value modelled at €1,395,850 from 6 comparable sales in the area. Asking €1,295,000 sits €100,850 (7.2%) below — the upside to fair value.
Asking €1,295,000 versus the rua de Sant'Ana À Lapa area baseline of €1,312,465 (€7,954/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 €1,312,465, adjusted for condition and micro-location, gives a modelled fair value of €1,395,850 (€8,460/m²), a €100,850 (7.2%) gap versus the €1,295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Sant'Ana À Lapa | Subject | €1,295,000 | €7,848 | — | 85 | 80 |
| rua Damasceno Monteiro, 37 | Active | €1,090,000 | €4,955 | 36.9% | 82 | 81 |
| alameda dos Oceanos | Active | €809,000 | €4,597 | 41.4% | 72 | 84 |
| Santa Maria Maior · 0324fc | Active | €3,900,000 | €14,444 | 84.0% | 85 | 87 |
| rua das Praças | Active | €1,900,000 | €8,297 | 5.7% | 77 | 82 |
| Median comp | €1,495,000 | €6,626 | 15.6% | 80 | 83 |
Long-term rental The property is appropriately priced in a prime location, particularly appealing for stable long-term tenants due to its proximity to Lisbon's central and business areas. With a fair value of €1,395,850, the current listing at €1,295,000 reflects a reasonable investment opportunity with a gross yield of 2.7%. Buy-and-hold Investing in this 3-bed apartment represents a stable choice given its fair market positioning and favorable neighborhood characteristics. Despite a modest yield of 2.7%, the potential for value appreciation in such a sought-after area may justify the investment over a longer horizon. Family rental With a quality rating of 80/100 and situated in a family-friendly area, this property is ideally suited for family rentals, meeting the demand for spacious, well-located homes in Lisbon. While the property is fairly priced, it benefits from the stability of a strong tenant demographic seeking long-term leases in desirable neighborhoods.
Tenant turnover risk With a tenant stability score of 70/100, there is a significant risk of higher turnover, potentially leading to increased vacancy rates and additional costs for re-leasing the property.
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