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 apartment of 136 m², built in 2000, energy rating C. Located on rua Ruy Belo, 6, Massamá e Monte Abraão parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment includes a versatile extra room that can serve as an office or guest space, and the entire plumbing system was replaced only a year ago.
The valuation. The asking price of €410,000 is notably above the fair value of €329,969, representing a significant overvaluation of €80,031 (19.5%). This positions the property as overpriced within the current market context.
Fair value modelled at €329,969 from the area baseline, adjusted for condition and location. Asking €410,000 sits €80,031 (19.5%) above — overpriced versus fair value.
Asking €410,000 versus the rua Ruy Belo, 6 area baseline of €404,192 (€2,972/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 70 · Amenities 70 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Ruy Belo, 6
Area baseline €404,192 + condition +€11,262 + location +€26,851 = modelled fair value of €329,969 (€2,426/m²), a €80,031 (19.5%) gap versus the €410,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Ruy Belo, 6 | Subject | €410,000 | €3,015 | — | 78 | 73 |
| avenida Octávio Pato | Active | €398,000 | €3,015 | 0% | 74 | 73 |
| rua da Holanda, 2 | Active | €380,000 | €3,167 | 5.0% | 71 | 80 |
| rua Diogo Bernardes | Active | €368,000 | €3,172 | 5.2% | 80 | 76 |
| avenida Padre Alberto Neto, 58 | Active | €329,000 | €2,886 | 4.3% | 78 | 74 |
| Median comp | €374,000 | €3,091 | 2.5% | 76 | 75 |
Long-term rental The 2-bed apartment in Massamá e Monte Abraão, listed at €410,000, is priced 19.5% above its fair value of €329,969, indicating it is overpriced for a long-term rental investment. With a gross yield of only 3.7%, the return does not justify the elevated cost relative to market conditions. Family rental At €410,000, this apartment is not aligned with a family rental strategy, given its overpricing at 19.5% above the fair value of €329,969. The modest yield of 3.7% further complicates its attractiveness to families seeking reasonable rental options in suburban Lisbon. Buy-and-hold Investing in the 2-bed apartment as a buy-and-hold strategy may be unwise due to its 19.5% markup over fair value, set at €329,969. With a gross yield of 3.7% and the potential for limited appreciation in a suburban context, the investment appears overpriced and unlikely to yield satisfactory long-term returns.
Tenant turnover risk: With both economic and tenant stability scores at 75/100, there is a potential risk of higher-than-expected tenant turnover, impacting consistent rental income.
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