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.
5-bedroom, 2-bathroom villa of 291 m², built in 1997. Located on rua 25 de Abril, Santo Quintino parish, Sobral de Monte Agraço municipality, Lisbon district. Impressive Features: The villa includes a multifunctional attic with four rooms ideal for various uses, and a covered pool that enhances year-round outdoor enjoyment, complete with a supporting bathroom.
The valuation. The asking price of €1,490,000 is substantially above fair value at €760,846, making the property overpriced by €729,154, or 95.8%. This significant discrepancy indicates a lack of market alignment for the investment. Buy-to-flip angle. A buy-to-flip strategy would require significant renovations or staging to attract buyers at a higher price point, but the current valuation restricts potential for profitable resale. A strategic visual upgrade could enhance appeal, though market risks remain high. Buy-to-let angle. With an estimated monthly rental income of €1,862, the property yields a gross yield of only 1.5%. Given its suburban location near Lisbon, long-term family rentals may provide steady cash flow but limited appreciation prospects.
Fair value modelled at €760,846 from 6 comparable sales in the area. Asking €1,490,000 sits €729,154 (95.8%) above — overpriced versus fair value.
Asking €1,490,000 versus the rua 25 de Abril area baseline of €582,836 (€2,003/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €582,836, adjusted for condition and micro-location, gives a modelled fair value of €760,846 (€2,615/m²), a €729,154 (95.8%) gap versus the €1,490,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 25 de Abril | Subject | €1,490,000 | €5,120 | — | 85 | 62 |
| Sobral de Monte Agraço · ac9816 | Active | €765,000 | €3,036 | 40.7% | 85 | 58 |
| rua Campo Lg., 2 | Active | €520,000 | €2,241 | 56.2% | 80 | 60 |
| Sobral de Monte Agraço · 9371c2 | Active | €750,000 | €5,769 | 12.7% | 72 | 56 |
| rua Fonte da Lage, 4 | Active | €245,000 | €2,988 | 41.6% | 64 | 62 |
| Median comp | €635,000 | €3,012 | 41.2% | 76 | 59 |
Long-term rental With a fair value of €760,846, this 5-bed villa is overpriced at €1,490,000, leading to a significant gap of 95.8%. The gross yield of 1.5% indicates an unappealing investment for long-term rental, particularly given the suburban characteristics of the Sobral de Monte Agraço area. Buy-and-hold The current listing price far exceeds fair value, making the villa less attractive for a buy-and-hold strategy, as it is overpriced by nearly 96%. Investors may find it difficult to appreciate the value of this property in a market that heavily relies on Lisbon for employment opportunities. Family rental Although the villa has potential for family rental, its price of €1,490,000 is steep compared to the fair value of €760,846, marking it as overpriced. The suburban nature of the neighbourhood and the 62/100 score show limited appeal for families looking for a rental in the Sobral de Monte Agraço region.
Economic Vulnerability The economic stability score of 55/100 indicates a higher risk of economic downturns that could affect rental income and property value.
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