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.
4-bedroom, 2-bathroom apartment of 136 m² on the 1st floor, energy rating D. Located on rua de São Bento, Estrela parish, Lisbon municipality, Lisbon district. This apartment features a serene private garden area, providing a rare outdoor retreat in the heart of Lisbon's historically vibrant São Bento neighborhood.
The asking price is significantly above the fair value, with a gap of €1,065,000, indicating a substantial 57.6% downside versus the asking price. The property is overpriced compared to its fair value.
The fair value of this property is derived from a combination of the Transaction model and the Adjusted asking-price model. The Transaction model relies on real transaction data from the parish of Estrela, with 52 recorded sales available over the past year. Meanwhile, the Adjusted asking-price model is based on current listings, ensuring price adjustments align with sales. These models are combined with a weighted blend, assigning 55% to the Transaction model and 45% to the Adjusted asking-price model, alongside conservative adjustments for estimated works. Finally, the fair value is determined at €785,000, leading to the conclusion that the asking price is above the fair value, specifically by €1,065,000 (57.6% downside versus the asking price). Confidence in this valuation is high.
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 €1,850,000 is substantially higher than the fair value of €785,000, representing a 57.6% downside versus the asking price. The property's condition is rated at 76/100, indicating that while it is in relatively good shape, the overpricing relative to its fair value is a critical factor. Additionally, the neighborhood's score of 50/100 suggests mixed characteristics, which may not justify the premium being asked for in the current market context.
Indicative, before costs, vacancy and management. Not investment advice.
Economic and tenant stability risk With both economic stability and tenant stability scores at 50/100, there is a significant risk of potential fluctuations in rental income and market demand that could negatively impact the overall investment stability.
Grade CFindings: 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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