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, 2-bathroom house of 70 m², energy rating E. Located on rua da Assunção, Ericeira parish, Mafra municipality, Lisbon district. Noteworthy Features: The property retains its authentic charm with a preserved traditional façade and is exceptionally convenient, located just minutes from Ericeira's beautiful beaches and local amenities.
The valuation. The asking price of €450,000 significantly exceeds the fair value of €143,451, resulting in an overvaluation of €306,549 (68.1%). This disparity indicates that the property is overpriced without merit for investment consideration.
Fair value modelled at €143,451 from the area baseline, adjusted for condition and location. Asking €450,000 sits €306,549 (68.1%) above — overpriced versus fair value.
Asking €450,000 versus the rua da Assunção area baseline of €290,710 (€4,153/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 (Condition 76 · Materials 77 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 60/100 (Housing Market 65 · Amenities 65 · Economic 55 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua da Assunção
Area baseline €290,710 + condition -€766 + location +€5,547 = modelled fair value of €143,451 (€2,049/m²), a €306,549 (68.1%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Assunção | Subject | €450,000 | €6,429 | — | 76 | 60 |
| urbanização Moinhos do Mar, 129 | Active | €630,000 | €5,727 | 10.9% | 62 | 56 |
| Ericeira · 65a63c | Active | €575,000 | €3,783 | 41.2% | 68 | 51 |
| estrada de Montesouros, 4A | Active | €470,000 | €3,983 | 38.0% | — | 53 |
| Ericeira · 65a46e | Active | €550,000 | €3,438 | 46.5% | 72 | 48 |
| Median comp | €562,500 | €3,883 | 39.6% | 68 | 52 |
Long-term rental Given the substantial gap of 68.1% between the listing price of €450,000 and its fair value of €143,451, this property is overpriced for long-term rental investment. The gross yield of 3.4% does not justify the high acquisition cost, making it a less attractive option in the current market conditions. Family rental While the property could suit family needs due to its suburban location and amenities, the significant overpricing renders it a poor investment for this purpose. The neighbourhood rating of 60/100 indicates limited appeal, further diminishing the likelihood of securing reliable family tenants at the asking price. Buy-and-hold The buy-and-hold strategy is hampered by the property’s high price, significantly above its fair value, which undermines long-term investment potential. With economic variability in the area and a lack of strong amenities, the risk associated with holding this investment is elevated due to inflated initial costs.
Tenant Turnover Risk The tenant stability score of 60/100 indicates that there may be a moderate risk of tenant turnover, which could affect cash flow reliability.
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