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 duplex of 50 m², energy rating G. Located on rua de São Bento, Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property boasts beautifully designed floating wooden stairs with integrated LED lighting, creating a striking visual element that enhances the modern aesthetic of the duplex.
The valuation. The asking price of €420,000 sits €106,310 above the fair value of €313,690, indicating that the property is overpriced by 33.9%. This discrepancy suggests that potential buyers should exercise caution. Buy-to-flip angle. With an efficient renovation budget, the buy-to-flip strategy could aim for a resale price that capitalizes on the neighborhood's demand, although the current valuation limits profit potential. Buy-to-let angle. The estimated rental income of €1,120/month results in a gross yield of 3.2%, making this investment suitable for long-term rental strategies, despite being priced higher than its fair value.
Fair value modelled at €313,690 from 6 comparable sales in the area. Asking €420,000 sits €106,310 (33.9%) above — overpriced versus fair value.
Asking €420,000 versus the rua de São Bento area baseline of €294,234 (€5,885/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €294,234, adjusted for condition and micro-location, gives a modelled fair value of €313,690 (€6,274/m²), a €106,310 (33.9%) gap versus the €420,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São Bento | Subject | €420,000 | €8,400 | — | 82 | 82 |
| São Vicente · 833f2c | Active | €210,000 | €6,000 | 28.6% | 72 | 82 |
| rua São Vicente, 3 | Active | €349,900 | €6,861 | 18.3% | 86 | 76 |
| Campo de Ourique · 0900ea | Active | €450,000 | €5,357 | 36.2% | 80 | 82 |
| São Vicente · 833f24 | Active | €399,900 | €4,999 | 40.5% | 87 | 90 |
| Median comp | €374,900 | €5,679 | 32.4% | 83 | 82 |
Long-term rental With a fair value of €313,690, this 1-bed duplex in Estrela is selling for €420,000, indicating a gap of 33.9% that highlights its overpriced status. The resulting gross yield of 3.2% does not align favorably with current market expectations for long-term rentals, making this investment less appealing. Short-term vacation rental Given the property's listing price of €420,000 and a fair value of €313,690, the 33.9% gap suggests that this duplex is overpriced for a short-term vacation rental investment. The current conditions may not generate adequate returns to justify the high entry price in a competitive Lisbon market. Buy-and-hold Investing in this 1-bed duplex at the asking price of €420,000, against a fair value of €313,690, reveals an overpriced asset with a substantial 33.9% premium. The anticipated return does not sufficiently support a buy-and-hold strategy considering the current yield of only 3.2%.
Tenant turnover risk: With a tenant stability score of 70/100, there is a significant risk of high tenant turnover, which can lead to increased vacancy rates and decreased 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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