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 90 m², energy rating D. Located on rua do Borja, Estrela parish, Lisbon municipality, Lisbon district. The apartment boasts charming traditional terracotta tiles and wood plank ceilings, but requires immediate landscaping due to the overgrown courtyard.
The valuation. The asking price of €385,000 is above the fair value of €331,993, marking an overprice of €53,007 (16.0%). This indicates the property may not yield the expected financial returns for investors.
Fair value modelled at €331,993 from 6 comparable sales in the area. Asking €385,000 sits €53,007 (16.0%) above — overpriced versus fair value.
Asking €385,000 versus the rua do Borja area baseline of €315,258 (€3,503/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 is below the parish average, reducing 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 €315,258, adjusted for condition and micro-location, gives a modelled fair value of €331,993 (€3,689/m²), a €53,007 (16.0%) gap versus the €385,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Borja | Subject | €385,000 | €4,278 | — | 64 | 83 |
| rua Sampaio Bruno | Active | €435,000 | €904 | 78.9% | 74 | 83 |
| rua Estrela, 3 | Active | €1,100,000 | €4,641 | 8.5% | 65 | 78 |
| calçada da Estrela Transforme | Active | €325,000 | €4,063 | 5.0% | 58 | 87 |
| rua Carlos Conde S / N | Active | €270,000 | €3,553 | 17.0% | 80 | 81 |
| Median comp | €380,000 | €3,808 | 11.0% | 70 | 82 |
Long-term rental The 2-bed apartment in Estrela is listed at €385,000, which is 16.0% above its fair value of €331,993, indicating that it is overpriced. With a gross yield of 4.9%, the potential return does not justify the elevated price considering the average market conditions. Buy-and-hold Investing in this property for a buy-and-hold strategy may be less advantageous, as the current listing price reflects a 16.0% premium over assessed fair value. The 4.9% yield may not sufficiently compensate for the risk of property depreciation in an overpriced market. Family rental While the Estrela neighborhood attracts families with its decent amenities and good tenant quality, the apartment’s price tag of €385,000 is 16.0% above fair value, making it overpriced. This pricing could limit the attractiveness of the property for family rentals, impacting long-term cash flow potential.
Tenant turnover risk High tenant turnover may occur due to a tenant stability score of 75/100, which could result in increased vacancy rates and potential loss of 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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