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 house of 130 m², energy rating F. Located Colares parish, Sintra municipality, Lisbon district. Noteworthy Feature: This newly constructed property boasts a unique blend of traditional architectural elements and modern design, complemented by a generous 1,060 m² plot with sunny, wooded outdoor spaces.
The valuation. The asking price of €890,000 sits significantly above the fair value of €642,126, representing an excess of €247,874 (38.6%). This property is considered overpriced based on current market analysis.
Fair value modelled at €642,126 from 6 comparable sales in the area. Asking €890,000 sits €247,874 (38.6%) above — overpriced versus fair value.
Asking €890,000 versus the Colares, Sintra, Lisbon area baseline of €516,624 (€3,974/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €516,624, adjusted for condition and micro-location, gives a modelled fair value of €642,126 (€4,939/m²), a €247,874 (38.6%) gap versus the €890,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Colares · 5da284 | Subject | €890,000 | €6,846 | — | 80 | 71 |
| Colares · 9387c0 | Active | €950,000 | €4,750 | 30.6% | 70 | 66 |
| largo da Capela | Active | €480,000 | €6,400 | 6.5% | 72 | 71 |
| Colares · d74864 | Active | €1,200,000 | €8,889 | 29.8% | — | 58 |
| beco do Carnide, 1 | Active | €500,000 | €3,704 | 45.9% | 72 | 71 |
| Median comp | €725,000 | €5,575 | 18.6% | 72 | 69 |
Long-term rental The property’s gross yield of 2.2% denotes a lack of sufficient rental income potential compared to the high asking price of €890,000. With a fair value of €642,126, the property is overpriced, creating a significant gap of 38.6% that undermines long-term financial viability. Buy-and-hold Investing in this property as a buy-and-hold strategy may lead to stagnant returns due to its inflated valuation. The significant discrepancy between the listing price and the fair value suggests that holding onto this asset could result in underperformance over time. Family rental While the property has potential as a family rental due to its size and decent condition, the 38.6% gap from fair value indicates that it may not deliver the expected return on investment. As a result, the high price point risks limiting the attainable rental income for families seeking quality housing in the area.
Tenant turnover risk A tenant stability score of 70/100 suggests a moderate likelihood of tenant turnover, which could lead to increased vacancy periods and affect rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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