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.
4-bedroom, 3-bathroom apartment of 166 m². Located on avenida 9 de Julho, 12, Venda do Pinheiro e Santo Estêvão das Galés parish, Mafra municipality, Lisbon district. This property features exclusive parking for residents near the building and vehicle access to the terrace entrance, enhancing everyday convenience and practicality.
The valuation. The asking price of €498,000 sits €115,074 (23.1%) above the fair value of €382,926, indicating the property is overpriced. This substantial discrepancy suggests potential challenges for future appreciation or resale at this initial price.
Fair value modelled at €382,926 from the area baseline, adjusted for condition and location. Asking €498,000 sits €115,074 (23.1%) above — overpriced versus fair value.
Asking €498,000 versus the avenida 9 de Julho, 12 area baseline of €356,236 (€2,146/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 72 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 66/100 (Housing Market 65 · Amenities 60 · Economic 72 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
avenida 9 de Julho, 12
Area baseline €356,236 + condition +€3,891 + location +€22,799 = modelled fair value of €382,926 (€2,307/m²), a €115,074 (23.1%) gap versus the €498,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida 9 de Julho, 12 | Subject | €498,000 | €3,000 | — | 72 | 66 |
| Venda do Pinheiro e Santo Estêvão das Galés · 4bc87a | Active | €445,000 | €3,007 | 0.2% | 70 | 70 |
| Malveira e São Miguel de Alcainça · 937623 | Active | €439,000 | €2,778 | 7.4% | 74 | 67 |
| avenida de Portugal | Active | €425,000 | €2,911 | 3.0% | 72 | 58 |
| rua dos Bombeiros Voluntários | Active | €535,000 | €2,488 | 17.1% | 79 | 65 |
| Median comp | €442,000 | €2,845 | 5.2% | 73 | 66 |
Long-term rental The property is overpriced at €498,000 compared to a fair value of €382,926, indicating a significant gap of 23.1%. With a gross yield of 0%, this investment is unlikely to generate positive cash flow in the long term. Family rental At a price point significantly above fair value, the €498,000 listing does not present an opportunity for favorable returns for family rentals. The average condition and neighborhood ratings further highlight the challenges of attracting tenants at this price. Buy-and-hold Given the substantial distance from fair value at €498,000, the buy-and-hold strategy is compromised by inadequate potential appreciation in this suburban area. The lack of gross yield suggests that holding the property may not yield the expected financial benefits over time.
Tenant Turnover Risk With a Tenant Stability score of 65/100, there is a significant risk of increased tenant turnover, which can lead to higher vacancy rates and associated costs.
