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, 3-bathroom house of 156 m², built in 2026, energy rating A+. Located on rua da Uchada, 45, Colares parish, Sintra municipality, Lisbon district. This property features a frontal sea view and a landscaped outdoor space with a swimming pool, providing multiple leisure areas and enhancing the coastal living experience.
The valuation. The asking price of €1,590,000 significantly exceeds the fair value of €342,134, resulting in an overpricing of €1,247,866 (78.5%). This property does not represent a fair investment opportunity based on its valuation.
Fair value modelled at €342,134 from the area baseline, adjusted for condition and location. Asking €1,590,000 sits €1,247,866 (78.5%) above — overpriced versus fair value.
Asking €1,590,000 versus the rua da Uchada, 45 area baseline of €619,008 (€3,968/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 88 · Materials 90 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 61/100 (Housing Market 65 · Amenities 55 · Economic 60 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua da Uchada, 45
Area baseline €619,008 + condition +€19,500 + location +€13,598 = modelled fair value of €342,134 (€2,193/m²), a €1,247,866 (78.5%) gap versus the €1,590,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Uchada, 45 | Subject | €1,590,000 | €10,192 | — | 88 | 61 |
| rua Moniz da Maia S / N | Active | €2,350,000 | €7,231 | 29.1% | 85 | 75 |
| São João das Lampas e Terrugem · 1e6164 | Active | €410,000 | €5,467 | 46.4% | 80 | 67 |
| jardim no Banzão Colares | Active | €1,300,000 | €4,333 | 57.5% | 70 | 73 |
| rua de Entre Quintas | Active | €4,000,000 | €4,000 | 60.8% | 90 | 64 |
| Median comp | €1,825,000 | €4,900 | 51.9% | 83 | 70 |
Family rental This property is priced significantly above its fair value, making it a concerning option for family rental investments given the local socioeconomic conditions. With a low neighborhood quality score of 61/100 and a 78.5% gap to fair value, the potential return is diminished, especially when considering the gross yield of only 2.1%. Long-term rental The substantial markup above the fair value casts doubt on the feasibility of this property as a long-term rental investment. The unsustainable yield of 2.1% combined with a neighborhood that scores just 61/100 suggests that long-term tenants may not cover the elevated purchase price adequately. Buy-and-hold Positioning this property as a buy-and-hold asset is questionable given its current pricing, which is substantially overvalued at €1,590,000 against a fair value of €342,134. With a challenging yield of 2.1% and moderate neighborhood ratings, long-term appreciation may not justify the current investment cost.
[Economic volatility risk] With an economic stability score of only 60/100, the risk of local economic downturns may impact rental income stability.**
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