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 duplex of 252 m² on the 1st floor, built in 2021, energy rating B. Located on rua Presidente Arriaga, Estrela parish, Lisbon municipality, Lisbon district. Noteworthy features: This luxurious duplex seamlessly integrates preserved historic architecture, such as ornate plasterwork, with contemporary design elements, creating a unique living experience in a prestigious location.
The valuation. The asking price of €2,350,000 exceeds the fair value of €2,052,113 by €297,887 (14.5%). This property is deemed overpriced based on current market analysis.
Fair value modelled at €2,052,113 from 6 comparable sales in the area. Asking €2,350,000 sits €297,887 (14.5%) above — overpriced versus fair value.
Asking €2,350,000 versus the rua Presidente Arriaga area baseline of €1,910,298 (€7,581/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €1,910,298, adjusted for condition and micro-location, gives a modelled fair value of €2,052,113 (€8,143/m²), a €297,887 (14.5%) gap versus the €2,350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Presidente Arriaga | Subject | €2,350,000 | €9,325 | — | 90 | 77 |
| rua Sousa Pinto | Active | €1,850,000 | €7,312 | 21.6% | 80 | 82 |
| rua Presidente Arriaga | Active | €2,500,000 | €11,013 | 18.1% | 75 | 79 |
| avenida da Liberdade, 8 | Active | €2,650,000 | €9,397 | 0.8% | 82 | 85 |
| Estrela · 99f374 | Active | €1,390,000 | €6,950 | 25.5% | 85 | 80 |
| Median comp | €2,175,000 | €8,355 | 10.4% | 81 | 81 |
Long-term rental The property at €2,350,000 is overpriced by 14.5% against its fair value, impacting the potential for long-term rental yields. With a gross yield of only 2.3%, the investment may not provide sufficient returns in the current market conditions. Buy-and-hold Investing in this property at a price above its fair value poses a risk with limited upside potential for capital appreciation. Additionally, the condition score of 84/100 does not compensate for the high acquisition cost, making it a less attractive buy-and-hold option. Family rental The high asking price of €2,350,000 exceeds the fair value, suggesting that families seeking rentals may find better options elsewhere. Despite a respectable neighbourhood score of 77/100, the financials indicate that this investment lacks favorable returns for families in the long term.
Potential Downgrade in Tenant Quality A tenant stability score of 70/100 indicates a potential risk of turnover or lower quality tenants, which could lead to periods of vacancy and reduced rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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