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 apartment of 110 m², built in 1981, energy rating C. Located on avenida Capitão António Gomes Rocha, Massamá e Monte Abraão parish, Sintra municipality, Lisbon district. This apartment features a spacious, top-floor location with breathtaking, unobstructed views of the Tagus River and the Atlantic Ocean, contributing to both its privacy and natural light.
The valuation. The asking price of €320,000 is significantly above the fair value of €248,150, exceeding by €71,850 (22.5%). This indicates the property is overpriced and lacks potential as an investment under current market conditions.
Fair value modelled at €248,150 from the area baseline, adjusted for condition and location. Asking €320,000 sits €71,850 (22.5%) above — overpriced versus fair value.
Asking €320,000 versus the avenida Capitão António Gomes Rocha area baseline of €326,920 (€2,972/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 70 · Materials 65 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida Capitão António Gomes Rocha
Area baseline €326,920 + condition -€11,516 + location +€23,606 = modelled fair value of €248,150 (€2,256/m²), a €71,850 (22.5%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Capitão António Gomes Rocha | Subject | €320,000 | €2,909 | — | 70 | 75 |
| rua Orlando da Silva Rocha | Active | €299,000 | €2,600 | 10.6% | 68 | 76 |
| Mina de Água · 96c6a8 | Active | €317,500 | €4,178 | 43.6% | 76 | 75 |
| Queluz e Belas · 96c0e4 | Active | €220,000 | €3,056 | 5.0% | 70 | 73 |
| praça de Angola, 42 | Active | €275,000 | €4,508 | 55.0% | 70 | 75 |
| Median comp | €287,000 | €3,617 | 24.3% | 70 | 75 |
Long-term rental The 2-bed apartment in Massamá e Monte Abraão, priced at €320,000, presents a significant gap of 22.5% against its fair value of €248,150, indicating it is overpriced for the long-term rental market. With a gross yield of 4.1%, the investment may struggle to generate attractive returns given the inflated purchase price. Family rental While the neighborhood scores a respectable 75/100, reflecting good amenities and tenant quality, the apartment's listing at €320,000 is still above the fair value of €248,150, confirming it is overpriced for family rental purposes. This premium price diminishes the potential attractiveness to families, who typically seek budget-friendly housing options. Buy-and-hold Investing in this 2-bed apartment as a buy-and-hold strategy seems unwise given its valuation of €320,000 versus a fair value of €248,150, labeling it as overpriced. The current condition score of 68/100 further complicates the investment narrative, making long-term appreciation less likely without significant capital improvements. Not ideal for luxury market The well-rated neighborhood, despite its appeal, does not justify the €320,000 price tag, which positions the property as overpriced among luxury buyers. The premium pricing exceeds what luxury tenants would typically expect based on local comparables. Not ideal for short-term vacation rental This apartment, while located within Greater Lisbon, is overpriced at €320,000 against its fair value of €248,150, making it less appealing for the short-term vacation rental market. The gross yield of 4.1% does not provide an attractive financial incentive for investors focusing on this strategy.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy periods and potentially affect cash flow.
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