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 100 m², energy rating C. Located on rua Amieiros, 5, Rio de Mouro parish, Sintra municipality, Lisbon district. Noteworthy Features: The apartment boasts two balconies that enhance outdoor living and a spacious living room with an American-style counter, promoting social interaction between kitchen and dining areas.
The valuation. The asking price of €289,000 is significantly above fair value, which is set at €214,740, resulting in an overpriced verdict of €74,260 (25.7%). This discrepancy highlights the need for careful consideration before proceeding with investment. Buy-to-flip angle. Given the property's condition rating of 75/100, a buy-to-flip strategy may yield potential renovations to enhance appeal for resale; however, the cost of upgrades should be weighed against the asking price. Buy-to-let angle. With an estimated rental income of €987/month, the property offers a gross yield of 4.1%, presenting an option for long-term rental that aligns with the suburban location's family rental strategy.
Fair value modelled at €214,740 from the area baseline, adjusted for condition and location. Asking €289,000 sits €74,260 (25.7%) above — overpriced versus fair value.
Asking €289,000 versus the rua Amieiros, 5 area baseline of €198,100 (€1,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 70 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 78 · Amenities 65 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Amieiros, 5
Area baseline €198,100 + condition +€0 + location +€16,640 = modelled fair value of €214,740 (€2,147/m²), a €74,260 (25.7%) gap versus the €289,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Amieiros, 5 | Subject | €289,000 | €2,890 | — | 70 | 71 |
| rua Francisco Costa | Active | €325,000 | €3,421 | 18.4% | 75 | 79 |
| Rio de Mouro · 6d5180 | Active | €292,500 | €3,112 | 7.7% | 72 | 74 |
| Rio de Mouro · 023776 | Active | €319,000 | €3,190 | 10.4% | 72 | 67 |
| urbanização D. Manuel LL Mem Martins Poente | Active | €378,500 | €2,474 | 14.4% | 70 | 69 |
| Median comp | €322,000 | €3,151 | 9.0% | 72 | 72 |
Long-term rental The 2-bed apartment in Rio de Mouro is currently overpriced, listed at €289,000 compared to a fair value of €214,740, reflecting a 25.7% gap. With a gross yield of 4.1%, the investment may not provide the expected returns, especially in a suburban setting with a moderate tenant quality. Buy-and-hold Given the significant difference between the listing price and fair value, this property does not align with a buy-and-hold strategy for long-term appreciation. With the current economic climate and 71/100 neighbourhood rating, the potential for value growth appears limited. Family rental The property may cater to families seeking a suburban lifestyle near Lisbon, but the asking price of €289,000 raises concerns about its positioning in the market. With an average condition rating of 75/100, families might find better options, given the property's overpriced status and the associated risk of lower demand.
Economic and Tenant Risk With both economic stability and tenant stability scores at 70/100, there is a moderate risk of fluctuations in cash flow or tenant turnover, which could impact overall investment returns.
