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 apartment of 138 m², built in 1995, energy rating C. Located on rua da Reserva Botânica, 11, Rio de Mouro parish, Sintra municipality, Lisbon district. Noteworthy Features: This ground-level apartment features a practical pantry in the kitchen, enhancing storage and functionality for everyday living in a family-friendly neighborhood.
The valuation. The asking price of €330,000 sits at 5.1% above fair value of €314,128, indicating a fair valuation in the current market. This suggests that while the price is acceptable, there may not be significant room for immediate equity growth.
Fair value modelled at €314,128 from 6 comparable sales in the area. Asking €330,000 sits €15,872 (5.1%) above — overpriced versus fair value.
Asking €330,000 versus the rua da Reserva Botânica, 11 area baseline of €273,909 (€1,985/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €273,909, adjusted for condition and micro-location, gives a modelled fair value of €314,128 (€2,276/m²), a €15,872 (5.1%) gap versus the €330,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Reserva Botânica, 11 | Subject | €330,000 | €2,391 | — | 70 | 69 |
| rua Horta de Fanares | Active | €319,000 | €3,127 | 30.8% | 68 | 68 |
| rua Fonte Velha | Active | €280,000 | €2,188 | 8.5% | 68 | 68 |
| rua Professor Rui Luís Gomes, 11 | Active | €300,000 | €1,240 | 48.2% | 62 | 69 |
| praceta José Gomes Ferreira S / N | Active | €149,000 | €2,365 | 1.1% | 72 | 59 |
| Median comp | €290,000 | €2,277 | 4.8% | 68 | 68 |
Long-term rental The property in Rio de Mouro presents a yield of 4.9% gross, making it a viable option for long-term rental in a suburban area with access to Lisbon amenities. With a fair value matched closely to the listing price, investors may find steady income potential, though the 65/100 condition score may require some maintenance investments. Family rental As a 3-bedroom apartment, this property is well-suited for families seeking stable housing in a generally safe neighborhood, benefiting from a fair value close to the asking price. The yield of 4.9% gross suggests adequate returns, although the condition score may necessitate some upgrades to attract higher-quality tenants. Buy-and-hold Investing in this property as a buy-and-hold strategy may yield consistent rental income given its fair value and proximity to Lisbon amenities. However, with the current condition rated at 65/100, future capital expenditure should be factored into long-term return expectations. Not ideal for luxury market The property lacks the features typically demanded in the luxury market, indicated by its average neighborhood score of 69/100 and a fair valuation relative to listing. Investors targeting high-end clientele may find limited appeal and rental income potential in this suburban offering. Not ideal for short-term vacation rental Given the location's suburban nature and the average condition rating, this property does not align with the typical expectations for short-term vacation rentals. The fair market valuation reinforces the idea that its investment potential is more suited for longer tenancies rather than transient stays.
Economic Vulnerability With an economic stability score of 65/100, there is a risk of potential economic downturns affecting rental income stability and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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