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, 4-bathroom house of 210 m², energy rating C. Located on rua Engenheiro Carlos Santos S / N, Rio de Mouro parish, Sintra municipality, Lisbon district. Noteworthy Features: The property boasts a heated swimming pool and a versatile support house with a full kitchen, ideal for entertaining guests in the landscaped garden. Location Advantage: It is strategically located near Pestana Golf and prestigious international schools, enhancing family living. Design Element: Integrating panoramic views and abundant natural light, the living spaces are designed for comfort and spaciousness, creating a unique living experience.
The valuation. The asking price of €2,250,000 is significantly above the fair value of €1,618,151, resulting in an overpricing of €631,849 (39.0%). This indicates the property is considered overpriced in the current market context.
Fair value modelled at €1,618,151 from 6 comparable sales in the area. Asking €2,250,000 sits €631,849 (39.0%) above — overpriced versus fair value.
Asking €2,250,000 versus the rua Engenheiro Carlos Santos S / N area baseline of €1,495,765 (€7,123/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €1,495,765, adjusted for condition and micro-location, gives a modelled fair value of €1,618,151 (€7,705/m²), a €631,849 (39.0%) gap versus the €2,250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Engenheiro Carlos Santos S / N | Subject | €2,250,000 | €10,714 | — | 74 | 70 |
| rua Engenheiro Carlos Santos | Active | €2,250,000 | €7,705 | 28.1% | 80 | 77 |
| rua Engenheiro Carlos Santos | Active | €2,250,000 | €8,152 | 23.9% | 82 | 72 |
| rua Engenheiro Carlos Santos | Active | €2,250,000 | €8,152 | 23.9% | 80 | 70 |
| rua Engenheiro Carlos Santos | Active | €2,250,000 | €7,705 | 28.1% | 80 | 71 |
| Median comp | €2,250,000 | €7,929 | 26.0% | 80 | 72 |
Long-term rental The property is overpriced with a market value gap of 39.0%, making it less appealing for long-term rental investment. With a gross yield of just 1.5%, the potential financial returns do not justify the elevated listing price. Buy-and-hold Entering a buy-and-hold strategy is not advisable given that the property's valuation is 39.0% above fair value, signaling a significant overpricing. The return on investment in this scenario is unlikely to meet the expectations of long-term capital appreciation given the current market conditions. Family rental Considering the property is overpriced by 39.0%, it poses a challenge for attracting family tenants who seek reasonable rents in relation to market value. The limited yield of 1.5% further diminishes its attractiveness for use as a family rental unit, resulting in insufficient potential income against its costs.
Tenant turnover risk The tenant stability score of 60/100 indicates a higher likelihood of tenant turnover, which can lead to increased vacancy rates and associated costs.
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