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, 1-bathroom apartment of 81 m² on the 1st floor, energy rating E. Located Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts a rare 40 m² private patio surrounded by greenery, providing a tranquil retreat in the vibrant heart of Santos, Lisbon.
The valuation. The asking price of €850,000 is significantly above the fair value of €461,038, reflecting an overpricing of €388,962 (84.4%). This suggests that investors should approach this property with caution due to its inflated valuation.
Fair value modelled at €461,038 from 6 comparable sales in the area. Asking €850,000 sits €388,962 (84.4%) above — overpriced versus fair value.
Asking €850,000 versus the Estrela, Lisbon, Lisbon area baseline of €444,253 (€5,485/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €444,253, adjusted for condition and micro-location, gives a modelled fair value of €461,038 (€5,692/m²), a €388,962 (84.4%) gap versus the €850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Estrela · 2cdbe8 | Subject | €850,000 | €10,494 | — | 76 | 80 |
| rua da Adiça, 37 | Active | €485,000 | €5,330 | 49.2% | 74 | 84 |
| rua da Bela Vista À Graça | Active | €295,000 | €4,538 | 56.8% | 80 | 76 |
| rua do Sol À Graça, 26 | Active | €365,000 | €6,083 | 42.0% | 78 | 80 |
| rua Joaquim Casimiro S / N | Active | €465,000 | €5,602 | 46.6% | 75 | 78 |
| Median comp | €415,000 | €5,466 | 47.9% | 77 | 79 |
Long-term rental The property is overpriced with a market gap of 84.4%, which undermines its potential for stable cash flow in the long-term rental segment. At a gross yield of only 2.2%, the investment does not meet the required return expectations for this strategy. Family rental Given its condition rating of 77/100 and the high listing price, this apartment does not present a compelling opportunity for family rental, especially with a fair value significantly lower than the market price. The potential tenant quality might be strong, but the return on investment remains inadequate due to the substantial pricing gap. Buy-and-hold This asset is overpriced, as indicated by the 84.4% gap from its fair value, which could limit potential appreciation in the buy-and-hold strategy. The low gross yield of 2.2% further diminishes the attractiveness of holding this property for long-term value growth.
Tenant Default Risk With a tenant stability score of 75/100, there is a noteworthy potential risk of tenant defaults impacting revenue streams due to possible fluctuations in tenant retention rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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