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 villa of 59 m², built in 2008, energy rating C. Located on rua do Alto Casal, 10, Santiago dos Velhos parish, Arruda dos Vinhos municipality, Lisbon district. Noteworthy Features: The property boasts a spacious outdoor area ideal for relaxing and entertaining, complemented by beautiful mountain views and well-planned sun exposure throughout the day.
The valuation. The asking price of €280,000 sits significantly higher than the fair value of €134,114, reflecting a substantial overprice of €145,886, or 52.1%. This indicates that the property is overpriced for current market conditions.
Fair value modelled at €134,114 from the area baseline, adjusted for condition and location. Asking €280,000 sits €145,886 (52.1%) above — overpriced versus fair value.
Asking €280,000 versus the rua do Alto Casal, 10 area baseline of €147,618 (€2,502/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 68 · Materials 72 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 65 · Amenities 65 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua do Alto Casal, 10
Area baseline €147,618 + condition -€4,148 + location +€11,648 = modelled fair value of €134,114 (€2,273/m²), a €145,886 (52.1%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Alto Casal, 10 | Subject | €280,000 | €4,746 | — | 68 | 73 |
| Milharado · 4a8224 | Active | €250,000 | €3,788 | 20.2% | 70 | 69 |
| Loures · 1e66e2 | Active | €350,000 | €4,861 | 2.4% | 65 | 75 |
| rua Duarte Simões, 11 | Active | €300,000 | €3,750 | 21.0% | 73 | 52 |
| Sapataria · 0900a6 | Active | €450,000 | €3,629 | 23.5% | 70 | 57 |
| Median comp | €325,000 | €3,769 | 20.6% | 70 | 63 |
Family rental The 2-bed villa in Santiago dos Velhos is overpriced at €280,000, representing a significant 52.1% gap versus its fair value of €134,114. With a gross yield of only 3.2%, this investment does not provide an attractive return for family rentals within the current market. Long-term rental At €280,000, the villa's price significantly exceeds the fair value, indicating that the investment is priced out of reach for a prudent long-term rental strategy. The gross yield of 3.2% does not compensate for the 52.1% gap from its fair value, making it a less favorable choice for investors seeking stable returns. Buy-and-hold Investing in this villa for a buy-and-hold strategy is unwise, as it is currently overpriced at €280,000, well above the fair value benchmark of €134,114. Given the modest yield of 3.2% and the substantial valuation gap, this property does not align with sound buy-and-hold principles in a diversified portfolio.
Economic Vulnerability The economic stability score of 80 indicates a reasonably strong economy, but the lower tenant stability score of 70 suggests potential fluctuations in rental income which could impact overall returns.
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