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, 2-bathroom apartment of 83 m² on the 1st floor, built in 2021, energy rating A. Located Estrela parish, Lisbon municipality, Lisbon district. This apartment boasts a private balcony with stunning views of the Tagus River, enhancing the living space and allowing for outdoor enjoyment in a desirable waterfront locale.
The asking price of €1,000,000 exceeds our fair value assessment of €530,000, indicating that the property is overpriced, with a gap of €470,000 representing a 47.0% downside versus the asking price. Confidence in this fair value is low. Rental yield. The estimated gross yield is 4.8%, equating to about €4,000 per month before costs and vacancy.
The fair value of this property is determined using a combination of two models. The Transaction model relies on 116 real transaction data points from the parish of Estrela over the past four quarters, contributing 55% to the final value. The Adjusted asking-price model is based on current listings, adjusted to the sale level, and makes up the remaining 45%. No conservative adjustments were applied to this property, reflecting the straightforward nature of the data. Ultimately, the fair value is €530,000; thus, the asking price is above the fair value, indicating 47.0% downside from the asking price. Confidence in this valuation is low.
Gross yield 4.8% (before costs)
No specific strategy stands out for this property.
Regulatory note (short-term rental): Regulatory note: in this parish new short-term rental licences are not being issued and licences lapse on sale. Plan on long-term letting
Investors should consider that the asking price of €1,000,000 is significantly above the fair value of €530,000, indicating a 47.0% downside versus the asking price. While the property is in reasonable condition with a score of 82/100, the neighborhood receives a lower score of 50/100, which may impact long-term appreciation potential. The low confidence level in this assessment suggests caution in moving forward with this investment.
Indicative, before costs, vacancy and management. Not investment advice.
Economic and tenant stability risk The economic stability score of 50/100 and tenant stability score of 50/100 indicate a risk of instability that may affect the property's rental income and occupancy rates. Fair value certainty risk The fair value of €530,000 has low confidence, which is concerning as the municipality is on watch against INE and transaction micro-location data is not available for this address, suggesting uncertainty in the valuation.
Grade AFindings: 0
Confirmed findings from our checks of this listing. They inform; they do not change the valuation.
No confirmed issues.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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