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, 5-bathroom house of 327 m², energy rating A. Located on rua das Acácias, Rio de Mouro parish, Sintra municipality, Lisbon district. Noteworthy Features: This luxury villa comes equipped with 46 photovoltaic panels, ensuring renewable energy that significantly reduces electricity costs and promotes sustainable living in a prestigious private community.
The valuation. The asking price of €1,585,000 is significantly above the fair value of €1,290,789, representing a premium of €294,211 (22.8%). This property is overpriced, indicating a need for negotiation or reconsideration of the investment strategy.
Fair value modelled at €1,290,789 from 5 comparable sales in the area. Asking €1,585,000 sits €294,211 (22.8%) above — overpriced versus fair value.
Asking €1,585,000 versus the rua das Acácias area baseline of €973,361 (€2,977/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 90/100 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 €973,361, adjusted for condition and micro-location, gives a modelled fair value of €1,290,789 (€3,947/m²), a €294,211 (22.8%) gap versus the €1,585,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Acácias | Subject | €1,585,000 | €4,847 | — | 85 | 72 |
| Rio de Mouro · 144201 | Active | €1,375,000 | €6,548 | 35.1% | 90 | 72 |
| Rio de Mouro · cfdf1a | Active | €960,000 | €3,441 | 29.0% | 85 | 70 |
| rua Eduardo Frutuoso Gaio | Active | €900,000 | €3,947 | 18.6% | 80 | 70 |
| Santa Maria e São Miguel, São Martinho e São Pedro de Penaferrim · f366b2 | Active | €1,200,000 | €2,414 | 50.2% | 82 | 73 |
| Median comp | €1,080,000 | €3,694 | 23.8% | 84 | 71 |
Long-term rental The property is overpriced at €1,585,000 compared to a fair value of €1,290,789, resulting in a gap of 22.8%. With a gross yield of only 1.9%, the investment may not deliver attractive returns for long-term rental purposes. Value-add renovation Given the property’s fair value of €1,290,789, the current listing price of €1,585,000 suggests it is overpriced by 22.8%. While renovation could enhance its appeal, the high initial cost limits its potential as a value-add opportunity in the current market. Buy-and-hold At a listing price of €1,585,000, the property exceeds its fair value by 22.8%, indicating it is overpriced. The low gross yield of 1.9% diminishes its attractiveness as a long-term buy-and-hold investment for future appreciation.
Tenant turnover risk With a tenant stability score of 65/100, there is a heightened risk of turnover that could affect rental income and increase vacancy costs.
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