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, 2-bathroom house of 102 m², built in 2005, energy rating C. Located Azueira e Sobral da Abelheira parish, Mafra municipality, Lisbon district. This property features a newly renovated terrace, perfect for outdoor dining, and a wood stove that enhances its cozy atmosphere while ensuring efficient heating throughout the year.
The valuation. The asking price of €265,000 is substantially above the fair value of €213,875, representing an overpricing of €51,125 (23.9%). Thus, this property may not be a viable investment opportunity.
Fair value modelled at €213,875 from 6 comparable sales in the area. Asking €265,000 sits €51,125 (23.9%) above — overpriced versus fair value.
Asking €265,000 versus the Azueira e Sobral da Abelheira, Mafra, Lisbon area baseline of €231,751 (€2,272/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €231,751, adjusted for condition and micro-location, gives a modelled fair value of €213,875 (€2,097/m²), a €51,125 (23.9%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Azueira e Sobral da Abelheira · 2d8383 | Subject | €265,000 | €2,598 | — | 75 | 46 |
| rua Padre Afonso | Active | €320,000 | €2,667 | 2.6% | 74 | 59 |
| rua Nossa Senhora da Conceição, 77 | Active | €260,000 | €2,626 | 1.1% | 75 | 62 |
| rua Principal, 4 | Active | €169,000 | €2,061 | 20.7% | 75 | 58 |
| Azueira e Sobral da Abelheira · 33bcc9 | Active | €445,000 | €1,483 | 42.9% | 78 | 59 |
| Median comp | €290,000 | €2,344 | 9.8% | 75 | 59 |
Long-term rental The property would generate a modest gross yield of 3%, which is relatively low compared to market expectations. Given the neighbourhood's poor rating of 46/100 and the property being overpriced at €265,000, long-term rental performance will likely be constrained. Buy-and-hold Investing in this property for a buy-and-hold strategy may not be ideal due to its significant gap from fair value at 23.9%. With ongoing limited local economic development and dependence on nearby cities for employment, future appreciation may not justify the current premium pricing. Value-add renovation While a value-add renovation could enhance the property's appeal and potentially increase its valuation, the existing fair value of €213,875 indicates that the current asking price is overpriced. The challenges presented by the neighbourhood's overall low scores and lack of economic growth may diminish the effectiveness of renovation efforts in delivering a satisfactory return on investment.
Low economic and tenant stability risk The property has a low economic stability score of 40/100 and a tenant stability score of 50/100, indicating potential difficulties in maintaining consistent rental income and high vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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