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 80 m² on the 1st floor, energy rating C. Located on rua das Praças, Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a stunning wide French balcony that provides breathtaking sunset views over the Tejo River, alongside elegant original decorative mouldings and a tranquil garden oasis below.
The valuation. The asking price of €650,000 is significantly above the fair value of €513,920, indicating an overpricing of €136,080 (26.5%). This suggests that potential buyers may want to exercise caution. Buy-to-flip angle. Given the current condition rating of 77/100, a renovation strategy could enhance the apartment's market value, making it viable for resale at a higher price point. Short-term market gains are anticipated in this desirable location. Buy-to-let angle. With an estimated monthly rental income of €1,408, the gross yield stands at 2.6%, reflecting a stable return for long-term rental prospects. The central Lisbon location supports steady demand for rental properties.
Fair value modelled at €513,920 from 6 comparable sales in the area. Asking €650,000 sits €136,080 (26.5%) above — overpriced versus fair value.
Asking €650,000 versus the rua das Praças area baseline of €493,432 (€6,168/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 €493,432, adjusted for condition and micro-location, gives a modelled fair value of €513,920 (€6,424/m²), a €136,080 (26.5%) gap versus the €650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Praças | Subject | €650,000 | €8,125 | — | 78 | 80 |
| Santo António · 0238f6 | Active | €555,000 | €5,968 | 26.6% | 78 | 84 |
| travessa Cruz de Soure, 8 | Active | €445,000 | €10,595 | 30.4% | 85 | 80 |
| Arroios · 6d5316 | Active | €280,000 | €5,091 | 37.3% | 75 | 90 |
| calçada de Santo Amaro, 74 | Active | €545,000 | €6,056 | 25.5% | 74 | 80 |
| Median comp | €495,000 | €6,012 | 26.0% | 77 | 82 |
Long-term rental The 1-bed apartment in Estrela is currently listed at 26.5% above its fair value, indicating that investors may face challenges achieving profitable long-term rental yields. With a gross yield of only 2.6%, the property is not poised to deliver favorable returns in the competitive rental market of Lisbon. Buy-and-hold Investing in this property as a buy-and-hold strategy could be risky given its overpriced nature and significant gap from fair market value. Holding onto it may not yield the expected capital appreciation, particularly since the current valuation suggests diminished upside potential. Short-term vacation rental While the Estrela area attracts tourists, the high asking price of this apartment, reflecting a 26.5% premium over fair value, makes it a less-than-ideal candidate for short-term vacation rental investment. The low yield of 2.6% further underscores the likelihood of insufficient cash flow to justify the premium investment.
Tenant turnover risk With a tenant stability score of 65/100, there is a heightened risk of tenant turnover, which can disrupt cash flow and increase vacancy rates.
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