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, 2-bathroom apartment of 102 m² on the 5th floor, built in 1978, energy rating D. Located on rua das Murtas, 5, Rio de Mouro parish, Sintra municipality, Lisbon district. Notable Features: The property features stunning panoramic views and high ceilings with elegant mosaic floors, enhancing both its aesthetic appeal and spacious feel.
The valuation. The asking price of €270,000 is €17,491 (6.1%) below the fair value of €287,491, positioning it as a reasonably fair deal within the current market. Buy-to-flip angle. A resale strategy could capitalize on low renovation costs and the apartment's suburban location, potentially yielding significant returns with targeted upgrades. Buy-to-let angle. With an estimated gross yield of 4.5% and monthly rental income of about €1,012, this property presents a suitable long-term rental investment in a desirable Lisbon metropolitan area.
Fair value modelled at €287,491 from 6 comparable sales in the area. Asking €270,000 sits €17,491 (6.1%) below — the upside to fair value.
Asking €270,000 versus the rua das Murtas, 5 area baseline of €289,760 (€2,841/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 50/100 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 €289,760, adjusted for condition and micro-location, gives a modelled fair value of €287,491 (€2,819/m²), a €17,491 (6.1%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Murtas, 5 | Subject | €270,000 | €2,647 | — | 55 | 75 |
| rua Rui Grácio | Active | €315,000 | €2,716 | 2.6% | 60 | 74 |
| rua Almada Negreiros | Active | €309,000 | €3,059 | 15.6% | 60 | 75 |
| avenida do Parque | Active | €339,000 | €2,648 | 0.1% | 60 | 68 |
| rua Eiras | Active | €298,000 | €2,922 | 10.4% | 62 | 69 |
| Median comp | €312,000 | €2,819 | 6.5% | 60 | 72 |
Long-term rental The property in Rio de Mouro presents a fair investment opportunity for long-term rental, given its gross yield of 4.5%, which aligns well with the current rental market. However, with a fair value of €287,491, slightly higher than the asking price, the investment should be approached with careful consideration of ongoing market dynamics. Buy-and-hold As a buy-and-hold investment, this property offers steady cash flow potential through long-term rental, yet its fair valuation indicates that while it is a viable option, there are no immediate pricing advantages to exploit. The neighborhood’s decent rating of 75/100 supports long-term appreciation but necessitates ongoing assessment as real estate prices evolve in the region. Family rental For family rentals, this apartment’s 102m² space in a suburban setting is attractive, particularly for tenants seeking proximity to employment and amenities, although it is priced fairly. The combination of the fair market value and the property's moderate condition score of 50/100 suggests a need for potential updates to maximize appeal to family tenants in this competitive market.
Potential Economic Volatility The economic stability score of 75/100 indicates possible susceptibility to fluctuations, which could impact tenant retention and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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