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.
6-bedroom, 0-bathroom house of 413 m², energy rating D. Located on parque do Golf Estoril, Queluz e Belas parish, Sintra municipality, Lisbon district. This property features a sizable outdoor pool and offers panoramic sea views from its large balcony, enhancing its appeal as a luxurious summer retreat.
The valuation. The asking price of €2,800,000 sits at a substantial premium of 52.4% above the calculated fair value of €1,837,604. Therefore, this property is deemed overpriced.
Fair value modelled at €1,837,604 from 6 comparable sales in the area. Asking €2,800,000 sits €962,396 (52.4%) above — overpriced versus fair value.
Asking €2,800,000 versus the parque do Golf Estoril area baseline of €1,689,877 (€4,092/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 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 €1,689,877, adjusted for condition and micro-location, gives a modelled fair value of €1,837,604 (€4,449/m²), a €962,396 (52.4%) gap versus the €2,800,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque do Golf Estoril | Subject | €2,800,000 | €6,780 | — | 57 | 73 |
| Queluz e Belas · 8005c4 | Active | €1,850,000 | €5,331 | 21.4% | — | 74 |
| rua Angola, 24 | Active | €530,000 | €4,732 | 30.2% | 40 | 76 |
| Massamá e Monte Abraão · ba3e21 | Active | €450,000 | €4,167 | 38.5% | 60 | 75 |
| Agualva e Mira-Sintra · ba580b | Active | €445,000 | €6,742 | 0.5% | 62 | 73 |
| Median comp | €490,000 | €5,032 | 25.8% | 60 | 75 |
Long-term rental\nGiven the high listing price of €2,800,000, which is 52.4% above the fair value of €1,837,604, this property poses a risk for long-term rental investment. The gross yield of 2.3% further indicates that this investment may not provide adequate returns compared to the market trends in Greater Lisbon's suburban area.\n\nFamily rental\nWith an attractive suburban setting and a fair neighbourhood score of 73/100, this property may appeal to families seeking stability; however, its pricing makes it less desirable for family rental purposes. The significant overvaluation suggests that potential tenants may be deterred by the excessive rental costs linked to the purchase price of €2,800,000.\n\nBuy-and-hold\nWhile the Greater Lisbon area offers market stability and employment opportunities, the property’s overvaluation at €2,800,000 against a fair value of €1,837,604 raises concerns for long-term appreciation. A lower gross yield of 2.3% further complicates the investment case, indicating that the anticipated growth may not compensate for the initial overexpenditure in acquisition.
Tenant turnover risk With a tenant stability score of 70/100, there is a notable risk of higher than average tenant turnover, potentially impacting rental income consistency.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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