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 75 m² on the 1st floor, energy rating C. Located on rua das Praças, 16, Estrela parish, Lisbon municipality, Lisbon district. This property features modern kitchen upgrades complemented by dark hardwood flooring throughout, enhancing its aesthetic appeal and consistently high-quality finish.
The valuation. The asking price of €495,000 exceeds the fair value of €442,332 by €52,668 (11.9%). This property is overpriced, making it a less attractive investment opportunity.
Fair value modelled at €442,332 from 6 comparable sales in the area. Asking €495,000 sits €52,668 (11.9%) above — overpriced versus fair value.
Asking €495,000 versus the rua das Praças, 16 area baseline of €417,281 (€5,564/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €417,281, adjusted for condition and micro-location, gives a modelled fair value of €442,332 (€5,898/m²), a €52,668 (11.9%) gap versus the €495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Praças, 16 | Subject | €495,000 | €6,600 | — | 76 | 82 |
| rua Serpa Pinto | Active | €267,500 | €3,993 | 39.5% | 80 | 73 |
| avenida Infante Santo, 10 | Active | €590,000 | €5,900 | 10.6% | 78 | 65 |
| Campo de Ourique · 3df5ce | Active | €428,000 | €6,388 | 3.2% | 70 | 85 |
| Estrela · 6227c8 | Active | €780,000 | €6,783 | 2.8% | 75 | 82 |
| Median comp | €509,000 | €6,144 | 6.9% | 77 | 78 |
Long-term rental This 2-bed apartment in Estrela, Lisbon is currently listed at €495,000, representing a gap of 11.9% above its fair value of €442,332, which likely hampers rental yield expectations. Given the 3.5% gross yield, the high asking price makes this investment less attractive for long-term rental purposes. Short-term vacation rental With a gross yield of 3.5% and an asking price of €495,000, the potential for profitability in short-term vacation rentals is diminished by the property's current overpricing. Although Estrela is a desirable area, the 11.9% gap from fair value suggests that investors may struggle to achieve strong returns in this market. Buy-and-hold The 2-bed apartment’s current asking price of €495,000 is 11.9% above its fair value, indicating that it is overpriced for a buy-and-hold strategy. The moderate yield of 3.5% further suggests that the asset may not appreciate significantly over time, making it less appealing for long-term investment. Not ideal for student housing The property in Estrela, while in a safe residential area, is not well-suited for student housing due to its pricing of €495,000, far exceeding its fair value of €442,332. The high cost would not yield competitive rental income, making it an impractical investment in this segment.
Tenant turnover risk Tenants may be less stable with a tenant stability score of 70/100, indicating potential higher turnover and vacancy periods that can impact cash flow.
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