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, 4-bathroom house of 274 m², built in 2003, energy rating C. Located on rua da Bela Vista, 27, Ericeira parish, Mafra municipality, Lisbon district. Noteworthy Features: The property offers a secluded outdoor pool area designed for privacy, alongside a spacious garage capable of accommodating two vehicles, a rare find in central Ericeira.
The valuation. The asking price of €890,000 is above the fair value of €830,758, indicating a premium of €59,242 (7.1%). This positions the property at a fair valuation despite the asking price's slight elevation.
Fair value modelled at €830,758 from 6 comparable sales in the area. Asking €890,000 sits €59,242 (7.1%) above — overpriced versus fair value.
Asking €890,000 versus the rua da Bela Vista, 27 area baseline of €885,465 (€3,232/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €885,465, adjusted for condition and micro-location, gives a modelled fair value of €830,758 (€3,032/m²), a €59,242 (7.1%) gap versus the €890,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Bela Vista, 27 | Subject | €890,000 | €3,248 | — | 75 | 51 |
| Ericeira · 652f58 | Active | €665,000 | €3,037 | 6.5% | 86 | 45 |
| Ericeira · 831357 | Active | €665,000 | €3,037 | 6.5% | 80 | 63 |
| Ericeira · 627088 | Active | €650,000 | €2,863 | 11.8% | 75 | 65 |
| rua General Humberto Delgado | Active | €664,000 | €3,032 | 6.7% | 72 | 55 |
| Median comp | €664,500 | €3,035 | 6.6% | 78 | 59 |
Long-term rental The property presents a gross yield of 3.1%, which aligns with market expectations for a house in a rural to suburban transition area. However, the moderate neighbourhood rating of 51/100 may limit tenant quality and demand, necessitating careful tenant screening strategies. Value-add renovation With a condition rating of 80/100, there is potential for aesthetic and functional upgrades to enhance the property's value over time. Yet, given the current fair valuation of €890,000, the anticipated return on investment from renovations must be scrutinized against the established fair value of €830,758 to ensure profitability. Luxury market This property is not an ideal fit for the luxury market due to its fair valuation and the limitations presented by the surrounding neighbourhood amenities and tenant quality. The current price point does not support a luxury positioning, indicating a misalignment with high-end market demands. Short-term vacation rental As a short-term vacation rental, this property faces challenges due to its fair valuation and the potential saturation of the market in the region. Additionally, the mixed appeal of the neighbourhood with a score of 51/100 may deter tourists, impacting occupancy rates and rental income.
Economic Exposure With an economic stability score of 50/100 and a tenant stability score of 55/100, there is a heightened risk of fluctuating income and vacancy issues due to potential instability in the local market.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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