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 86 m², built in 1988, energy rating D. Located on praceta São Tomé e Príncipe, 12, Rio de Mouro parish, Sintra municipality, Lisbon district. Noteworthy Features: The apartment boasts meticulously designed high-quality finishes in the common areas, while also benefiting from an abundance of natural light that enhances its spacious feel.
The valuation. The asking price of €310,000 sits significantly above the fair value of €188,334, leading to an overpriced conclusion by €121,666 (39.2%). Given these figures, the property does not represent a sound investment opportunity.
Fair value modelled at €188,334 from the area baseline, adjusted for condition and location. Asking €310,000 sits €121,666 (39.2%) above — overpriced versus fair value.
Asking €310,000 versus the praceta São Tomé e Príncipe, 12 area baseline of €246,906 (€2,871/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 74 · Materials 80 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
praceta São Tomé e Príncipe, 12
Area baseline €246,906 + condition +€1,613 + location +€16,355 = modelled fair value of €188,334 (€2,190/m²), a €121,666 (39.2%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta São Tomé e Príncipe, 12 | Subject | €310,000 | €3,605 | — | 74 | 74 |
| rua de Angola | Active | €259,000 | €4,111 | 14.1% | 75 | 71 |
| rua Vénus, 7 | Active | €269,000 | €3,843 | 6.6% | 80 | 73 |
| Algueirão-Mem Martins · 6d5371 | Active | €355,000 | €3,944 | 9.4% | 72 | 72 |
| rua Doutor Coutinho Pais, 159 | Active | €298,500 | €3,980 | 10.4% | 73 | 74 |
| Median comp | €283,750 | €3,962 | 9.9% | 74 | 73 |
Long-term rental The property is priced at €310,000, which is a significant 39.2% above the fair value of €188,334. With a gross yield of only 3.2%, this investment in a suburban area may not deliver adequate returns for a long-term rental strategy. Family rental Given its listing price of €310,000, the apartment is overvalued by 39.2% compared to the fair value of €188,334, which could deter potential family tenants. Additionally, its yield of 3.2% does not compensate for the high acquisition cost, making this a less attractive option for family rentals. Buy-and-hold At €310,000, the apartment is overvalued by 39.2% against the fair value of €188,334, indicating a riskier proposition for a buy-and-hold investment. The current gross yield of 3.2% suggests that holding onto this property might not yield satisfactory returns in the long run.
Medium economic fluctuation risk The property is exposed to medium economic fluctuation risk due to its economic stability score of 70, which may impact tenant retention.
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