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, 3-bathroom house of 182 m², built in 2006, energy rating C. Located on rua Terras do Paço, 9, Sapataria parish, Sobral de Monte Agraço municipality, Lisbon district. This property features a terrace with a built-in barbecue, perfect for outdoor gatherings while enjoying unobstructed views of the surrounding area.
The valuation. The asking price of €469,000 sits €97,550 (20.8%) above the fair value of €371,450. This indicates that the property is overpriced and may not provide adequate returns for investors at the current listing price.
Fair value modelled at €371,450 from the area baseline, adjusted for condition and location. Asking €469,000 sits €97,550 (20.8%) above — overpriced versus fair value.
Asking €469,000 versus the rua Terras do Paço, 9 area baseline of €360,542 (€1,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 55/100 (Housing Market 50 · Amenities 60 · Economic 50 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Terras do Paço, 9
Area baseline €360,542 + condition +€3,697 + location +€7,211 = modelled fair value of €371,450 (€2,041/m²), a €97,550 (20.8%) gap versus the €469,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Terras do Paço, 9 | Subject | €469,000 | €2,577 | — | 72 | 55 |
| largo da Ervideira, 6 | Active | €345,000 | €2,760 | 7.1% | 75 | 52 |
| Sapataria · 0900a6 | Active | €450,000 | €3,629 | 40.8% | 70 | 57 |
| Milharado · 4a8224 | Active | €250,000 | €3,788 | 47.0% | 70 | 69 |
| rua da Fonte, 12 | Active | €525,000 | €1,591 | 38.3% | 75 | 56 |
| Median comp | €397,500 | €3,195 | 24.0% | 73 | 57 |
Long-term rental The property is overpriced at €469,000, significantly above the fair value of €371,450, which may limit long-term rental profitability. With a gross yield of only 3.2%, it falls short of the expectations for financial returns in a commuter region like Sobral de Monte Agraço. Family rental While the property is positioned in a decent suburban area, its valuation at €469,000 makes it an expensive choice for families looking for long-term rental options. The property’s gross yield of 3.2% indicates that families may seek more value-oriented alternatives given the current price elevated above fair market estimates.
Potential tenant turnover The low tenant stability score of 60/100 suggests a risk of higher tenant turnover, which could lead to increased vacancy rates and associated costs.
