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.
3-bedroom, 2-bathroom apartment of 123 m², energy rating C. Located on rua 12 de Julho, Massamá e Monte Abraão parish, Sintra municipality, Lisbon district. Noteworthy Features: The living room boasts a 25 m² size complemented by an elegant fireplace, enhancing the modern aesthetic of the recently renovated space.
The valuation. The asking price of €479,000 is significantly above the fair value of €291,609, representing an overpricing of €187,391 (39.1%). This discrepancy suggests that the property does not offer a favorable investment opportunity based on current valuations. Buy-to-flip angle. A buy-to-flip strategy could be challenging due to the high purchase price; however, targeting a robust renovation could enhance resale value. Buyers should aim for a well-timed market exit to recoup costs. Buy-to-let angle. With an estimated gross yield of 2.9% (~€1,158/month), the rental strategy focuses on long-term leasing to families. Although the yield is modest, the high-quality finishes can attract reliable tenants in the suburban area.
Fair value modelled at €291,609 from the area baseline, adjusted for condition and location. Asking €479,000 sits €187,391 (39.1%) above — overpriced versus fair value.
Asking €479,000 versus the rua 12 de Julho area baseline of €263,958 (€2,146/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua 12 de Julho
Area baseline €263,958 + condition +€6,534 + location +€21,117 = modelled fair value of €291,609 (€2,371/m²), a €187,391 (39.1%) gap versus the €479,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 12 de Julho | Subject | €479,000 | €3,894 | — | 75 | 70 |
| rua Silva Porto, 6 | Active | €360,000 | €3,564 | 8.5% | 72 | 75 |
| Massamá e Monte Abraão · 96c3b7 | Active | €350,000 | €3,571 | 8.3% | 70 | 74 |
| Massamá e Monte Abraão · 001b6b | Active | €470,000 | €3,852 | 1.1% | 77 | 74 |
| rua Vaz Mota, 7A | Active | €319,500 | €3,435 | 11.8% | 80 | 71 |
| Median comp | €355,000 | €3,568 | 8.4% | 75 | 74 |
Long-term rental The 3-bed apartment in Massamá e Monte Abraão is currently listed at €479,000, which is a significant 39.1% above its fair value of €291,609, indicating it is overpriced. Given the gross yield of 2.9%, this property may not provide adequate returns for long-term rental investors. Family rental The high asking price of €479,000 for the 3-bedroom apartment translates to a considerable gap from the fair value of €291,609, marking it as overpriced. With a neighbourhood rating of 70/100 and a relatively low yield, families seeking a rental may find better options elsewhere. Buy-and-hold The current listing price of €479,000 for the apartment leaves it overpriced at a 39.1% premium over the fair value of €291,609, which can deter buy-and-hold investors. Given the inadequate gross yield of 2.9% and the average neighbourhood condition, potential for appreciation may not align with the investment risks involved.
Tenant turnover risk High tenant turnover may occur due to the low tenant stability score of 65/100, potentially leading to increased vacancies and higher operational costs.
