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, 2-bathroom apartment of 58 m² on the 2nd floor, energy rating B. Located on travessa das Inglesinhas, 5, Estrela parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts a magnificent private terrace with water and electricity connections and a historic St. Andrew's cross that enhances its authentic Lisbon charm.
The valuation. The asking price of €490,000 is significantly above the fair value of €370,532, representing a markup of €119,468 (32.2%). This makes the property overpriced in the current market context.
Fair value modelled at €370,532 from 6 comparable sales in the area. Asking €490,000 sits €119,468 (32.2%) above — overpriced versus fair value.
Asking €490,000 versus the travessa das Inglesinhas, 5 area baseline of €350,086 (€6,036/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 €350,086, adjusted for condition and micro-location, gives a modelled fair value of €370,532 (€6,388/m²), a €119,468 (32.2%) gap versus the €490,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| travessa das Inglesinhas, 5 | Subject | €490,000 | €8,448 | — | 82 | 84 |
| São Vicente · 024223 | Active | €360,000 | €5,000 | 40.8% | 75 | 86 |
| praça da Alegria | Active | €980,000 | €8,829 | 4.5% | 75 | 84 |
| rua Senhora da Glória | Active | €590,000 | €5,514 | 34.7% | 78 | 81 |
| parque Eduardo VII | Active | €1,390,000 | €5,792 | 31.4% | 80 | 82 |
| Median comp | €785,000 | €5,653 | 33.1% | 77 | 83 |
Long-term rental The current price of €490,000 exceeds the fair value of €370,532 by 32.2%, making this an overpriced investment for long-term rental. With a gross yield of only 3.2%, the return on investment is not compelling given the elevated price point. Short-term vacation rental While the property has attractive neighborhood characteristics, the selling price of €490,000 is inflated compared to the fair value of €370,532, resulting in a significant 32.2% gap. The potential yield in the short-term market appears insufficient to justify the high upfront cost, marking it as overpriced. Buy-and-hold Acquiring this apartment at €490,000 means investing above its fair value of €370,532, leading to a 32.2% disparity that denotes it as overpriced. This long-term hold strategy may not provide satisfactory returns when aligned against the property’s premium price and limited yield potential. Not ideal for student housing The elevated listing price of €490,000 reflects a market misalignment with the fair value of €370,532 and makes it ill-suited for student housing. This segment typically requires more affordable options to attract a steady tenant base, hence positioning it unfavorably in the current market context.
Tenant turnover risk The tenant stability score of 70/100 suggests that there may be a higher likelihood of tenant turnover, which could lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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