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.
6-bedroom, 6-bathroom house of 360 m², built in 1997, energy rating D. Located on estrada dos Capuchos, Colares parish, Sintra municipality, Lisbon district. Noteworthy Features: This villa boasts a panoramic 280-degree view that captures the Atlantic Ocean and surrounding landscapes, alongside a wellness area featuring a sauna and hammam for relaxation.
The valuation. The asking price of €2,950,000 is significantly above fair value at €2,032,447, representing a discrepancy of €917,553 (45.1%). This property is priced as overly expensive given current market conditions.
Fair value modelled at €2,032,447 from 6 comparable sales in the area. Asking €2,950,000 sits €917,553 (45.1%) above — overpriced versus fair value.
Asking €2,950,000 versus the estrada dos Capuchos area baseline of €1,522,195 (€4,228/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 90/100 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 €1,522,195, adjusted for condition and micro-location, gives a modelled fair value of €2,032,447 (€5,646/m²), a €917,553 (45.1%) gap versus the €2,950,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada dos Capuchos | Subject | €2,950,000 | €8,194 | — | 90 | 71 |
| Colares · b7b80f | Active | €2,950,000 | €5,258 | 35.8% | 90 | 70 |
| Colares · b7b7e9 | Active | €3,300,000 | €6,033 | 26.4% | 85 | 72 |
| Colares · 6fbc95 | Active | €4,600,000 | €9,563 | 16.7% | 80 | 68 |
| Colares · 6c78a4 | Active | €1,100,000 | €4,955 | 39.5% | 72 | 68 |
| Median comp | €3,125,000 | €5,646 | 31.1% | 83 | 69 |
Long-term rental Given the property's fair value of €2,032,447, its current listing price of €2,950,000 reflects a substantial overpricing of 45.1%. With a low gross yield of 1.7%, the potential for significant long-term rental returns appears limited, indicating a less favorable investment. Family rental While the property is in a suburban setting with low crime, making it attractive for families, the asking price exceeds fair value by 45.1%, positioning it as overpriced. The limited yield of 1.7% suggests that potential tenants may find it financially prohibitive, thereby affecting occupancy rates and rental income stability. Buy-and-hold The expectation of appreciation in an area influenced by proximity to Lisbon is tempered by the 45.1% gap between the list price and fair value, categorizing this investment as overpriced. With a gross yield of just 1.7%, the long-term capital gains may not sufficiently compensate for the initial overvaluation. Not ideal for short-term vacation rental Given the current listing price's significant markup over fair value, the property is not well-positioned for short-term vacation rental viability. The rental income potential, combined with a low yield and market pricing dynamics, suggests that demand may not meet expectations. Not ideal for student housing In light of the property’s substantial markup beyond its fair value, it fails to present an appealing case for student housing investments. The low rental yield and market positioning could deter students seeking affordable accommodations.
Economic Volatility Risk The economic stability score of 75 suggests a moderate risk of economic downturns, while a tenant stability score of 70 indicates potential fluctuations in rental income, which could impact cash flow and investment returns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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