Rents by parish › Lisboa › Estrela
How much rent can a flat in Estrela command?
Estrela (Lapa, Madragoa, Santos, Prazeres) let in 2025 at a median rent of €19.24 per square metre, according to the contracts reported to the Portuguese tax authority. A two-bed of 80 m² in good condition sits today between €1,550 and €1,800 a month. Below: a simulator for your flat, the table by size, the trend since 2020 and the neighbouring parishes.
Median rent 2025
19.24 €/m²
INE, Estatísticas de Rendas da Habitação ao Nível Local
Two-bed, 80 m², today
1,673 €
1,550 – 1,800 €
Five-year change
+58.1%
2020 → 2025
Against Lisboa
+14.0%
municipality median rent: 16.88 €/m²
The parish
Estrela gathers three Lisbons: Lapa with its embassies and mansions, Madragoa with its narrow streets, and Santos with design and restaurants by the river, all around the Estrela garden and the Parliament. International demand is strong and pays for flats with high ceilings, river views and careful finishes.
Most sought-after streets and areas
- Rua de São Bento
- Rua do Sacramento à Lapa
- Rua de São Domingos à Lapa
- Rua das Janelas Verdes
- Rua de Buenos Aires
- Madragoa
- Santos
How much rent can your flat command?
Answer what you know. The figure updates with each answer and shows where it comes from.
Estimated monthly rent
1,693 €/month
Likely range: 1,550 € – 1,800 €
Suggested asking rent: 1,740 €
3% above the estimate: you negotiate down, not up.
How we got to this figure
The starting point is what is actually paid in the parish; the rest is your property’s own features, in the order they weigh.
- The median rent of contracts signed in the parish (INE 2025), not asking prices
- Brought to today with the trend observed in the parish and the municipality
- Floor area and size: a home larger than the typical one is worth less per square metre, and vice versa
- Condition
- Floor level and whether there is a lift
- The view
- The standard of the building
- Furnishing
- Parking and air conditioning, worth a fixed monthly premium
The range reflects confidence in the data: a parish median gives a narrow range
Want this amount in your account every month, with none of the work?
Tagus Property finds the tenant, signs the lease and manages everything for 12% of the rent + VAT, in Lisbon, Oeiras and Cascais.
Estimate based on real contracts reported to the tax authority, not on listings. A specific home is worth what a specific tenant agrees to pay: ask for the free valuation for a firm figure.
Rent by size
A typical flat of each size, in good condition, unfurnished and without parking, brought to today. The range is what the Tagus Value method gives a parish median (confidence 4 of 5).
| Size | Typical area | Estimated rent | Likely range | €/m² |
|---|---|---|---|---|
| T0 | 40 m² | 837 € | 750 – 900 € | 20.93 |
| T1 | 55 m² | 1,150 € | 1,050 – 1,250 € | 20.91 |
| T2 | 80 m² | 1,673 € | 1,550 – 1,800 € | 20.91 |
| T3 | 100 m² | 2,091 € | 1,950 – 2,250 € | 20.91 |
| T4+ | 130 m² | 2,719 € | 2,550 – 2,900 € | 20.92 |
A flat larger than the typical one of its size is worth less per square metre (and vice versa): that is the method’s area elasticity, applied in the simulator.
Rent since 2020: Estrela and Lisboa
Over five years the median rent of new leases rose 58.1% in Estrela, against 47.3% across the municipality of Lisboa. Signed contracts, not listings: the real increase, without the optimism of the portals.
Neighbouring parishes
To place the figure: the parishes around, on the same measure.
| Parish | Median rent 2025 | Difference |
|---|---|---|
| Estrela | 19.24 €/m² | – |
| Campo de Ourique | 18.88 €/m² | -1.9% |
| Misericórdia | 19.64 €/m² | +2.1% |
| Alcântara | 16.68 €/m² | -13.3% |
What the numbers say about the parish
- Estrela is Lisboa’s 3rd most expensive parish out of 24 by median rent of new leases; the most expensive is Santo António.
- Buying to let in Estrela yields roughly 4.0% gross a year: the annual median rent over the median sale price, €5,833/m² over the last twelve months (INE, 1.º Trimestre de 2026).
- In the 2021 census, 51,1% of the 8,921 primary homes in Estrela were rented. It is the measure of the parish’s steady demand.
How we calculate
The base is the parish’s median rent per square metre of new leases, published by Statistics Portugal from stamp-duty filings. It measures what tenants pay, not what landlords ask: in Lisbon, portal asking prices typically run 15 to 25% higher. Because a year’s median is centred on mid-year, we bring it to today with the trend observed in the parish and the municipality.
Then we apply the group’s valuation method, the same as Tagus Value. The criteria are the area compared with the typical one for its size, the condition, the floor and lift, the view, the building level, furnishing, parking and air conditioning. Condition and location adjustments weigh less on rent than on the sale price, because a tenant pays less for finishes than a buyer.
The result is a range, not a number: with a parish median the confidence is 4 of 5, and the range reflects it. A median describes the market, not your home. For a specific home, with photos and a visit, Tagus Property’s valuation is free.
In this parish: 19.24 €/m² in 2025, brought to today at 20.91 €/m².
Frequently asked questions
How much is a two-bed to rent in Estrela?
A two-bed of 80 m² in good condition, unfurnished, is around €1,673 a month in 2025, based on a median contract rent of €19.24/m² (INE, 2025) brought to today. A one-bed of 55 m² is near €1,150 and a three-bed of 100 m² near €2,091.
Are rents in Estrela rising or falling?
Year on year, the median rent of new leases rose 8.1% in Estrela. A parish has few contracts in a year and swings; the five-year trend in the chart is the more reliable reading.
Is Estrela more expensive than the Lisboa average?
Estrela’s median rent is 14.0% above the municipality of Lisboa’s (2025). Within the parish, areas such as Lapa and Madragoa can sit well away from this median.
Can I ask for more than these figures?
You can ask what you like; what matters is what gets signed. These are signed contracts, not listings: a renovated flat with a lift, a view or furniture justifies more (the simulator shows how much), and an asking rent 3% above the estimate leaves room to negotiate. Asking far above usually costs empty months, worth more than the difference.
What does buy-to-let yield in Estrela?
About 4.0% gross a year: the annual median rent divided by the median sale price of the last twelve months in the parish (INE). Before property tax, service charges, insurance, works and income tax; the site’s net yield calculator does the rest.
Ask for a free valuation of my flat
Other Lisboa parishes
Santo AntónioMisericórdiaCampo de OuriqueSanta Maria MaiorAjudaParque das NaçõesCampolideSão VicenteAvenidas NovasMarvilaAlcântaraBelémCarnidePenha de FrançaArroiosBeatoOlivaisAlvaladeBenficaSão Domingos de BenficaAreeiroLumiarSanta Clara
Sources: INE, Local Housing Rental Statistics (median rents of new leases, 2020 to 2025); INE, median sale value per m² (1.º Trimestre de 2026); INE, Census 2021. Data extracted on 22/09/2026. Estimates by the Tagus Value method; guidance values, no guarantee of letting at this price.