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, 2-bathroom apartment of 167 m² on the 1st floor, built in 2007, energy rating C. Located on beco da Saudade, 3, Colares parish, Sintra municipality, Lisbon district. Exceptional Storage Room: This property features a remarkable 30m² storage room illuminated by a Velux window, offering versatile usage as an office or a leisure space. Privileged Private Parking: Included are three covered parking spaces, ensuring convenience and security for residents and guests.
The valuation. The asking price of €599,000 sits 8.5% below the fair value of €654,673, indicating that this property is priced fairly within the current market dynamics.
Fair value modelled at €654,673 from 6 comparable sales in the area. Asking €599,000 sits €55,673 (8.5%) below — the upside to fair value.
Asking €599,000 versus the beco da Saudade, 3 area baseline of €487,112 (€2,917/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €487,112, adjusted for condition and micro-location, gives a modelled fair value of €654,673 (€3,920/m²), a €55,673 (8.5%) gap versus the €599,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| beco da Saudade, 3 | Subject | €599,000 | €3,587 | — | 75 | 70 |
| Colares · 0902b4 | Active | €590,000 | €4,538 | 26.5% | 82 | 73 |
| Alcabideche · 0dce08 | Active | €1,500,000 | €6,250 | 74.2% | 80 | 75 |
| rua dos Moinhos | Active | €550,000 | €3,595 | 0.2% | 70 | 66 |
| rua do Pocinho | Active | €575,000 | €4,137 | 15.3% | 75 | 60 |
| Median comp | €582,500 | €4,338 | 20.9% | 78 | 70 |
Long-term rental The property presents a balanced investment for long-term rental, with current pricing aligning closely to its fair market value of €654,673. However, with a gross yield of 0%, investors should be mindful of the potential limited cash flow in the current market conditions. Family rental This 3-bed apartment is well-positioned for family rental in the Greater Lisbon region, appealing to commuters due to its suburban characteristics and proximity to Lisbon. While the property meets the needs of family tenants, the yield remains at 0%, highlighting potential challenges in cash flow. Buy-and-hold As a buy-and-hold investment, this apartment in Colares holds reasonable prospects, with fair market value indicating stability in the investment price. Nevertheless, the lack of a gross yield suggests that investors may have to wait for appreciation before realizing significant returns in the long run.
Tenant turnover risk The relatively low tenant stability score of 65/100 suggests potential challenges with tenant retention, which could lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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