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 duplex of 140 m², built in 1991, energy rating A. Located on rua do Alto da Forca, 20, Ericeira parish, Mafra municipality, Lisbon district. Noteworthy Features: The property includes a cozy suite with a vaulted ceiling and a magnificent terrace boasting stunning sea views, enhancing its appeal for relaxation and entertaining. Location Proximity: Just 5 minutes from the Village Center, perfect for enjoying local amenities.**
The valuation. The asking price of €449,000 is significantly above fair value, which is assessed at €305,512, resulting in an excess of €143,488 (32.0%). Verdict: overpriced.
Fair value modelled at €476,396 from 6 comparable sales in the area. Asking €449,000 sits €27,396 (5.8%) below — the upside to fair value.
Asking €449,000 versus the rua do Alto da Forca, 20 area baseline of €480,629 (€3,433/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €480,629, adjusted for condition and micro-location, gives a modelled fair value of €476,396 (€3,403/m²), a €27,396 (5.8%) gap versus the €449,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Alto da Forca, 20 | Subject | €449,000 | €3,207 | — | 88 | 61 |
| parque Intermodal | Active | €460,000 | €3,067 | 4.4% | 85 | 58 |
| Ericeira · e55303 | Active | €540,000 | €3,354 | 4.6% | 72 | 53 |
| rua Frei Fernão Rodrigues Monteiro | Active | €600,000 | €3,158 | 1.5% | 74 | 61 |
| rua dos Oceanos | Active | €525,000 | €3,832 | 19.5% | 77 | 60 |
| Median comp | €532,500 | €3,256 | 1.5% | 76 | 59 |
Long-term rental The current pricing of €449,000 suggests that this property is overpriced by 32.0%, significantly above its fair value of €305,512, which could impact long-term rental demand. With a gross yield of 4.7%, this strategy may struggle to deliver stable returns given the elevated entry price. Family rental Priced at €449,000, the property exceeds its fair value by 32.0%, indicating a potentially unsustainable investment for family rental purposes. The neighbourhood's average amenities and tenant quality ratings suggest that attracting long-term family tenants at this price point could be challenging. Buy-and-hold The investment thesis for a buy-and-hold strategy is weakened by the property's 32.0% markup over fair value, positioning it as overpriced at €449,000. As market conditions evolve, holding an asset acquired above its fair value may result in diminished capital appreciation potential in the long run.
Tenant turnover risk High tenant turnover may be anticipated due to the combined economic and tenant stability scores of 65/100, indicating potential instability in rental income and occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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