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 120 m², built in 1994, energy rating B. Located on rua do Alto da Forca, 20, Ericeira parish, Mafra municipality, Lisbon district. Noteworthy Features: This apartment boasts electric underfloor heating and new Reynaers doors and windows, enhancing both comfort and energy efficiency while providing stunning panoramic views from the terrace.
The valuation. The asking price of €490,000 is significantly above the fair value of €246,211, indicating an overpriced property by €243,789 (49.8%). Such a substantial difference suggests caution for potential investors. Buy-to-flip angle. A buy-to-flip strategy could struggle here, as the resale potential would be diminished due to the high entry price compared to comparable sales in the area. A quick resale after renovation may not yield sufficient profit. Buy-to-let angle. The estimated gross yield of 3.9% translates to approximately €1,592/month in rental income, appealing for a family rental strategy. However, the mixed neighborhood score of 54/100 may impact tenant demand.
Fair value modelled at €246,211 from the area baseline, adjusted for condition and location. Asking €490,000 sits €243,789 (49.8%) above — overpriced versus fair value.
Asking €490,000 versus the rua do Alto da Forca, 20 area baseline of €498,360 (€4,153/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 76 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 54/100 (Housing Market 50 · Amenities 53 · Economic 55 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
rua do Alto da Forca, 20
Area baseline €498,360 + condition +€4,688 + location +€3,804 = modelled fair value of €246,211 (€2,052/m²), a €243,789 (49.8%) gap versus the €490,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Alto da Forca, 20 | Subject | €490,000 | €4,083 | — | 76 | 54 |
| rua das Lombas, 8 | Active | €737,000 | €6,246 | 53.0% | 85 | 54 |
| rua da Liberdade | Active | €950,000 | €5,793 | 41.9% | 80 | 67 |
| largo Pocinhos | Active | €414,000 | €4,224 | 3.5% | 76 | 55 |
| Ericeira · ba5b71 | Active | €900,000 | €7,826 | 91.7% | — | 56 |
| Median comp | €818,500 | €6,020 | 47.4% | 80 | 56 |
Buy-and-hold This investment strategy may not be suitable given the property’s fair value of €246,211, indicating a significant markup of 49.8% from the listing price. With a gross yield of only 3.9% and a neighborhood rating of 54/100, long-term appreciation seems limited in this area. Family rental The property’s current asking price may deter families seeking affordable housing options, especially with the gap from fair value highlighting a potential overvaluation. Additionally, the neighborhood’s amenities and tenant quality ratings suggest challenges in achieving stable rental income.
Economic Vulnerability With an economic stability score of 55/100, there is a significant risk that downturns in the local economy could lead to decreased demand for rental units and subsequently, potential vacancies.
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