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, 1-bathroom house of 76 m². Located Colares parish, Sintra municipality, Lisbon district. Noteworthy Features: This property showcases 18th-century Portuguese tiles and Moroccan zellige tiles, adding to its eclectic character while providing breathtaking panoramic views over the Atlantic Ocean. Additional Context: The combination of exquisite finishes and preserved original elements creates a unique retreat in the heart of Penedo.
The valuation. The asking price of €480,000 sits €158,462 (49.3%) above the fair value of €321,538, indicating the property is overpriced. This discrepancy suggests a careful examination of potential profit versus investment cost.
Fair value modelled at €321,538 from 5 comparable sales in the area. Asking €480,000 sits €158,462 (49.3%) above — overpriced versus fair value.
Asking €480,000 versus the Colares, Sintra, Lisbon area baseline of €263,118 (€3,462/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 is below the parish average, reducing 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 €263,118, adjusted for condition and micro-location, gives a modelled fair value of €321,538 (€4,231/m²), a €158,462 (49.3%) gap versus the €480,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Colares · 3d981f | Subject | €480,000 | €6,316 | — | 75 | 55 |
| beco do Carnide, 1 | Active | €500,000 | €3,704 | 41.4% | 72 | 71 |
| Colares · ba579f | Active | €550,000 | €7,333 | 16.1% | — | 66 |
| Colares · 96c548 | Active | €550,000 | €4,231 | 33.0% | 78 | 66 |
| Colares · 28bc56 | Active | €870,000 | €4,009 | 36.5% | 67 | 53 |
| Median comp | €550,000 | €4,120 | 34.8% | 72 | 66 |
Long-term rental The property at €480,000 presents a significant disparity with its fair value of €321,538, indicating it is overpriced by 49.3%. Given the low yield of 2.7% and the neighbourhood rating of 55/100, long-term rental returns are unlikely to meet investor expectations. Commuter housing While the location may be appealing for commuters due to proximity to Lisbon, the property is overpriced at €480,000 compared to a fair value of €321,538, suggesting it does not align with the market for commuter housing. Additionally, a low overall neighbourhood score of 55/100 raises concerns about tenant desirability and long-term occupancy rates. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable given its 49.3% gap from fair value, leading to the conclusion that the property is overpriced at €480,000. The subpar neighbourhood rating of 55/100 further undermines its potential for appreciation and long-term value retention.
Economic Vulnerability With an economic stability score of 50/100, the property is at risk of local economic downturns that could affect rental income and property value. Tenant Instability The tenant stability score of 55/100 indicates a relatively high turnover rate, which could result in increased vacancy periods and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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