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 country_house of 104 m², built in 1971, energy rating E. Located on estrada A8, Lamas e Cercal parish, Cadaval municipality, Lisbon district. This property benefits from dual-water well systems, providing both potable water and irrigation, along with remarkable accessibility to the A8 highway, enhancing its convenience for commuting.
The valuation. The asking price of €269,500 exceeds the fair value of €209,753 by €59,747, representing a 28.5% overvaluation. This property should be approached with caution given its current pricing dynamics.
Fair value modelled at €209,753 from 6 comparable sales in the area. Asking €269,500 sits €59,747 (28.5%) above — overpriced versus fair value.
Asking €269,500 versus the estrada A8 area baseline of €203,310 (€1,955/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €203,310, adjusted for condition and micro-location, gives a modelled fair value of €209,753 (€2,017/m²), a €59,747 (28.5%) gap versus the €269,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada A8 | Subject | €269,500 | €2,591 | — | 65 | 51 |
| rua Rocha Forte, 47 | Active | €195,000 | €3,047 | 17.6% | 78 | 53 |
| rua do Garanhao, 3 | Active | €490,000 | €2,899 | 11.9% | 76 | 61 |
| Lamas e Cercal · 8004d2 | Active | €310,000 | €1,771 | 31.6% | 75 | 53 |
| praça da Liberdade, 32 | Active | €275,000 | €1,455 | 43.9% | 62 | 62 |
| Median comp | €292,500 | €2,335 | 9.9% | 76 | 57 |
Long-term rental The property in Lamas e Cercal is overpriced at €269,500 compared to its fair value of €209,753, presenting a significant gap of 28.5%. With a gross yield of only 3.5%, this investment does not align well with ideal long-term rental metrics. Family rental At €269,500, the price exceeds its fair value of €209,753 by 28.5%, indicating the property is overpriced. Furthermore, a neighbourhood score of 51/100 suggests limited appeal for families, reducing the likelihood of sustaining a stable rental income. Buy-and-hold This property is overvalued at €269,500, far surpassing its fair value of €209,753 by 28.5%, which diminishes the potential for capital appreciation in the long term. Additionally, with a condition rating of 63/100, ongoing maintenance may erode profitability, posing challenges for a buy-and-hold strategy.
Economic Dependence Risk The economic stability score of 55 indicates a moderate reliance on local economic factors, while the tenant stability score of 50 suggests potential fluctuations in tenant retention, creating risks in rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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