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 121 m² on the 8th floor. Located on avenida Doutor Fernando Ricardo Ribeiro Leitão, 17, Massamá e Monte Abraão parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment includes a top-floor storage room, enhancing storage solutions while taking advantage of the bright 8th-floor location for panoramic views.
The valuation. The asking price of €410,000 sits €47,871 (13.2%) above the fair value of €362,129, indicating that the property is overpriced and may not provide an immediate return on investment.
Fair value modelled at €362,129 from 6 comparable sales in the area. Asking €410,000 sits €47,871 (13.2%) above — overpriced versus fair value.
Asking €410,000 versus the avenida Doutor Fernando Ricardo Ribeiro Leitão, 17 area baseline of €305,627 (€2,526/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 is below the parish average, reducing 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 €305,627, adjusted for condition and micro-location, gives a modelled fair value of €362,129 (€2,993/m²), a €47,871 (13.2%) gap versus the €410,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Doutor Fernando Ricardo Ribeiro Leitão, 17 | Subject | €410,000 | €3,388 | — | 68 | 70 |
| avenida Cidade de Lisboa | Active | €291,000 | €2,969 | 12.4% | 65 | 72 |
| avenida Cidade de Lisboa, 44 | Active | €290,000 | €3,412 | 0.7% | 63 | 77 |
| Massamá e Monte Abraão · 6f4125 | Active | €520,000 | €2,971 | 12.3% | 70 | 77 |
| União das Freguesias do Cacém e São Marcos · 262139 | Active | €360,000 | €3,000 | 11.5% | 65 | 76 |
| Median comp | €325,500 | €2,986 | 11.9% | 65 | 77 |
Long-term rental The property is currently listed at €410,000, which is 13.2% above the fair value of €362,129, indicating it is overpriced in the long-term rental market. With a gross yield of only 3.5% and a condition rating of 65/100, this investment may not provide adequate return on investment over time. Family rental Given its status as overpriced at €410,000 versus a fair value of €362,129, the apartment may struggle to attract family tenants seeking affordable living options. Furthermore, the neighbourhood’s amenities and decent safety ratings could be appealing, but the yield of 3.5% may not justify the high price tag. Buy-and-hold At a listing price of €410,000, the property is overpriced by 13.2% compared to the fair value, which could limit long-term appreciation in value for buy-and-hold investors. While the suburban area of Massamá e Monte Abraão offers respectable connectivity and a pleasant living environment, the gross yield of 3.5% raises concerns about overall investment viability in this strategy.
Economic and Tenant Instability Risk With both Economic Stability and Tenant Stability scores at 70/100, there is a potential risk of fluctuating rental income and increased vacancy rates due to economic pressures affecting tenant security.
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