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, 2-bathroom apartment of 125 m², energy rating F. Located on praceta Cristóvão Falcão, 6, Massamá e Monte Abraão parish, Sintra municipality, Lisbon district. Noteworthy features: This apartment features a serene communal garden, enhancing the living experience with a peaceful outdoor environment and good sun exposure throughout the day.
The valuation. The asking price of €320,000 is significantly above the fair value of €280,525, representing a difference of €39,475 or 12.3%. This indicates the property is overpriced. Buy-to-flip angle. With an asking price above fair value, a buy-and-flip strategy may face challenges, as potential resale profits could be limited by the current market sentiment. Buy-to-let angle. A buy-to-let strategy offers a gross yield of approximately 4.8%, with estimated rental income around €1,280 per month, making it a viable long-term investment for families in the suburban area of Greater Lisbon.
Fair value modelled at €280,525 from the area baseline, adjusted for condition and location. Asking €320,000 sits €39,475 (12.3%) above — overpriced versus fair value.
Asking €320,000 versus the praceta Cristóvão Falcão, 6 area baseline of €387,250 (€3,098/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 74/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
praceta Cristóvão Falcão, 6
Area baseline €387,250 + condition -€13,477 + location +€25,752 = modelled fair value of €280,525 (€2,244/m²), a €39,475 (12.3%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Cristóvão Falcão, 6 | Subject | €320,000 | €2,560 | — | 70 | 74 |
| praceta Fernão Lopes | Active | €370,000 | €3,033 | 18.5% | 68 | 75 |
| praceta Humberto Delgado, 6 | Active | €285,000 | €2,714 | 6.0% | 70 | 71 |
| rua Manuel Francisco Serra, 9E | Active | €387,000 | €2,706 | 5.7% | 70 | 74 |
| rua Carlos Charbel | Active | €348,000 | €3,135 | 22.5% | 72 | 73 |
| Median comp | €359,000 | €2,874 | 12.2% | 70 | 74 |
Long-term rental This property, with a gap of 12.3% between the listing price of €320,000 and the fair value of €280,525, is overpriced for long-term rental strategies, limiting potential return on investment. The relatively modest gross yield of 4.8% indicates that the income from this property will be constrained by its inflated purchase price. Family rental As a family rental, the apartment's pricing at €320,000 is above the fair value of €280,525, making it a less attractive option for families who require affordability. Furthermore, the apartment's condition rating of 68/100 suggests that the costs for maintenance may further deter prospective family tenants looking for quality living spaces. Buy-and-hold The buy-and-hold strategy for this property is compromised by its current overvaluation, with a significant gap from the fair value of €280,525 marked at 12.3%. This overpricing limits capital appreciation potential in the long term, making it a less favorable asset for holding in a competitive market. Not ideal for short-term rental Given this apartment's condition and its location in a suburban area, the property’s overpriced status of €320,000 makes it an unviable option for short-term rentals. The expected income may not justify the high investment in a market that typically favors lower entry costs for such use. Not ideal for luxury market In the context of the luxury market, the apartment's high listing price of €320,000 is overshadowed by its excessive valuation compared to the fair value of €280,525. This misalignment diminishes its appeal in a market segment that typically demands higher standards and price-to-value ratios.
Economic Vulnerability With an economic stability score of 75, there is a moderate risk of economic downturns affecting property value and rental income. Tenant Instability Risk A tenant stability score of 70 suggests a higher likelihood of tenant turnover, which could lead to increased vacancy rates and reduced cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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