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.
4-bedroom, 3-bathroom house of 260 m², energy rating A. Located on avenida Principal, 44, Sapataria parish, Sobral de Monte Agraço municipality, Lisbon district. Noteworthy Features: The expansive 58.70 m² living room allows for versatile arrangements, enhancing the home's appeal for entertaining or family gatherings. Private Area: Each of the four bedrooms is designed to maximize comfort and privacy, contributing to an ideal family living environment.
The valuation. The property is listed at €799,990, which is €110,390 (16.0%) above its fair value of €689,600. This overpricing suggests a high risk for investors seeking genuine value in the current market.
Fair value modelled at €689,600 from 6 comparable sales in the area. Asking €799,990 sits €110,390 (16.0%) above — overpriced versus fair value.
Asking €799,990 versus the avenida Principal, 44 area baseline of €575,431 (€2,213/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €575,431, adjusted for condition and micro-location, gives a modelled fair value of €689,600 (€2,652/m²), a €110,390 (16.0%) gap versus the €799,990 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Principal, 44 | Subject | €799,990 | €3,077 | — | 78 | 59 |
| rua Casal da Boa Vista, 17A | Active | €797,000 | €2,297 | 25.4% | 80 | 60 |
| praceta Florêncio Canas, 13 | Active | €385,000 | €2,637 | 14.3% | 80 | 62 |
| Milharado · 86cbdb | Active | €461,500 | €2,668 | 13.3% | 75 | 57 |
| Enxara do Bispo, Gradil e Vila Franca do Rosário · 6fb83e | Active | €494,500 | €3,636 | 18.2% | 72 | 61 |
| Median comp | €478,000 | €2,653 | 13.8% | 78 | 61 |
Long-term rental Given the property's asking price of €799,990, significantly exceeding the fair value of €689,600, the yield of 2.7% gross is not attractive for a long-term rental investment. The neighborhood's score of 59/100 indicates that tenant demand may be limited, further supporting the verdict that this property is overpriced. Family rental The property is listed at €799,990 while fair value stands at €689,600, representing a 16.0% premium that makes it an unattractive choice for family rentals. With a neighborhood rating of only 59/100, it may not provide the ideal environment sought by families, reinforcing the conclusion that the property is overpriced. Buy-and-hold At €799,990, this property is priced above its fair value of €689,600, resulting in a low yield of 2.7% gross, making it less appealing for a buy-and-hold strategy. The suburb's score of 59/100 may suggest future appreciation risks, solidifying the assessment that this investment is overpriced.
Economic Downturn Risk The property is located in an area with an economic stability score of 50/100, indicating a significant risk of economic downturn that could affect rental income and property value.
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