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.
2-bedroom, 1-bathroom apartment of 67 m² on the 5th floor. Located on rua António Nobre, 8, Massamá e Monte Abraão parish, Sintra municipality, Lisbon district. Noteworthy Features: The apartment boasts two rare balconies that enhance its appeal, providing outdoor spaces for relaxation and abundant natural light throughout the main living areas.
The valuation. The asking price of €300,000 is significantly above the fair value of €263,640, reflecting an overvaluation of €36,360 (13.8%). This position makes it less attractive in the current market.
Fair value modelled at €263,640 from 6 comparable sales in the area. Asking €300,000 sits €36,360 (13.8%) above — overpriced versus fair value.
Asking €300,000 versus the rua António Nobre, 8 area baseline of €231,656 (€3,458/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 €231,656, adjusted for condition and micro-location, gives a modelled fair value of €263,640 (€3,935/m²), a €36,360 (13.8%) gap versus the €300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua António Nobre, 8 | Subject | €300,000 | €4,478 | — | 68 | 74 |
| avenida do Brasil, 46B | Active | €330,000 | €3,882 | 13.3% | 70 | 80 |
| praceta Simões de Almeida Júnior, 2 | Active | €279,000 | €3,577 | 20.1% | 70 | 74 |
| rua 17 de Setembro, 14 | Active | €310,000 | €3,827 | 14.5% | 70 | 72 |
| parque Central | Active | €319,000 | €3,988 | 10.9% | 70 | 74 |
| Median comp | €314,500 | €3,855 | 13.9% | 70 | 74 |
Long-term rental The property is overpriced by 13.8% compared to its fair value, which limits potential long-term rental returns. With a gross yield of 4%, the high entry price impacts overall profitability in this suburban area with typical amenities. Family rental Despite its decent neighbourhood rating of 74/100, the property’s price exceeds fair market value, making it less appealing for family renters looking for value. The combination of pricing and a moderate condition rating of 65/100 may deter potential longer-term tenants seeking quality accommodation. Buy-and-hold Investing in this property as a buy-and-hold asset may be less favorable due to its 13.8% premium above market value, which can strain cash flow over time. While the suburban location offers access to Lisbon employment opportunities, the entry cost does not justify the potential long-term appreciation in this scenario.
Potential Tenant Turnover The combination of an economic stability score of 70/100 and a tenant stability score of 75/100 suggests there may be a moderate risk of tenant turnover, impacting cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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