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 133 m² on the 4th floor, built in 1991, energy rating E. Located on rua Professor Doutor Alfredo da Costa, 12, Massamá e Monte Abraão parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment includes a cozy fireplace in the living room, enhancing the warm, inviting atmosphere for family gatherings and relaxation.
The valuation. The asking price of €410,000 is slightly below the fair value of €418,106, indicating a difference of €8,106 (1.9%). This positions the property as fairly priced, appealing to value-conscious investors. Buy-to-flip angle. With potential cosmetic updates, the property could attract buyers looking for a stylish, modern apartment, enhancing its resale value in a competitive market. A strategic flip could yield substantial profits. Buy-to-let angle. The estimated rental income of €1,230 per month offers a gross yield of 3.6%, making it a viable long-term investment option in a thriving suburb close to Lisbon, appealing to families looking for quality housing.
Fair value modelled at €418,106 from 6 comparable sales in the area. Asking €410,000 sits €8,106 (1.9%) below — the upside to fair value.
Asking €410,000 versus the rua Professor Doutor Alfredo da Costa, 12 area baseline of €316,048 (€2,376/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €316,048, adjusted for condition and micro-location, gives a modelled fair value of €418,106 (€3,144/m²), a €8,106 (1.9%) gap versus the €410,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Professor Doutor Alfredo da Costa, 12 | Subject | €410,000 | €3,083 | — | 75 | 73 |
| rua Carlos Charbel | Active | €348,000 | €3,135 | 1.7% | 72 | 73 |
| praceta Humberto Delgado, 6 | Active | €285,000 | €2,714 | 12.0% | 70 | 71 |
| União das Freguesias do Cacém e São Marcos · 1f3713 | Active | €325,000 | €3,250 | 5.4% | 75 | 72 |
| Massamá e Monte Abraão · 5e6287 | Active | €435,000 | €3,222 | 4.5% | 80 | 75 |
| Median comp | €336,500 | €3,179 | 3.1% | 74 | 73 |
Long-term rental The property is fairly valued at €410,000, slightly below the calculated fair value of €418,106, providing a stabilized yield of 3.6%. Given the positive attributes of the suburban area, it is well-positioned for consistent long-term demand from residents seeking proximity to Lisbon and its amenities. Family rental This 3-bed apartment is located in a family-friendly neighborhood that boasts safety and quality schools, with a neighborhood score of 73/100. The competitive 3.6% yield indicates a viable option for families looking for a stable rental environment, although the property is priced fairly. Buy-and-hold With a condition rating of 76/100, this property presents an opportunity for a buy-and-hold strategy in an area that is desirable for both families and long-term residents. The slight gap of 1.9% between the listing and fair value suggests that while the investment is reasonably priced, significant appreciation may be limited. Not ideal for short-term rental The suburban location combined with a 3.6% yield indicates that this property is not suited for short-term rental strategies, which typically require higher turnover and cash flow potential. Additionally, less tourist demand in this region further supports the notion that short-term rental options may not be feasible. Not ideal for student housing Proximity to Lisbon may not effectively offset the lack of specific amenities and social infrastructure typically sought by students, making this property less attractive for student housing investments. The family-oriented neighborhood and market conditions instead favor long-term residential tenancies rather than transient student influx. Not ideal for luxury market The property’s fair valuation and average neighborhood scores indicate that it is not positioned to cater to the luxury market, which generally requires premium finishes and amenities. As such, maintaining a competitive edge in the upper echelon of property listings would be challenging in this suburban context.
Tenant turnover risk With a tenant stability score of only 60/100, there is a higher likelihood of tenant turnover, which could lead to increased vacancies and associated costs for the property owner.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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