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 93 m², built in 1950, energy rating D. Located on rua Murtas, Santa Maria e São Miguel, São Martinho e São Pedro de Penaferrim parish, Sintra municipality, Lisbon district. This property boasts two generous terraces, enhancing outdoor living and providing a seamless blend of indoor-outdoor space in the heart of historic Sintra.
The valuation. The asking price of €499,000 exceeds the fair value of €343,396 by €155,604, representing a 45.3% premium. This property is deemed overpriced based on its current market assessment.
Fair value modelled at €343,396 from 6 comparable sales in the area. Asking €499,000 sits €155,604 (45.3%) above — overpriced versus fair value.
Asking €499,000 versus the rua Murtas area baseline of €277,452 (€2,983/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 above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €277,452, adjusted for condition and micro-location, gives a modelled fair value of €343,396 (€3,692/m²), a €155,604 (45.3%) gap versus the €499,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Murtas | Subject | €499,000 | €5,366 | — | 75 | 63 |
| rua Eiras, 49 | Active | €305,000 | €3,813 | 28.9% | 80 | 76 |
| rua César de Oliveira | Active | €380,000 | €3,519 | 34.4% | 70 | 74 |
| Santa Maria e São Miguel, São Martinho e São Pedro de Penaferrim · 96c127 | Active | €430,000 | €3,805 | 29.1% | 76 | 68 |
| Algueirão-Mem Martins · 829065 | Active | €337,000 | €4,110 | 23.4% | 76 | 71 |
| Median comp | €358,500 | €3,809 | 29.0% | 76 | 73 |
Family rental The property, listed at €499,000, is significantly overpriced with a gap of 45.3% compared to its fair value of €343,396, making it a risky investment for families seeking affordable housing. Although it has a decent condition rating of 78/100, the high purchase price and low tenant yield of 3.4% suggest that affordability will be a concern for potential renters in the area. Long-term rental Given its listing price of €499,000 versus a fair value of €343,396, this apartment appears overpriced by 45.3%, which could limit its appeal in the long-term rental market. With a gross yield of only 3.4%, investors may struggle to generate satisfactory returns in a neighborhood rated 63/100. Buy-and-hold This property is overpriced at €499,000, representing a 45.3% deviation from the fair value of €343,396, which raises concerns for long-term capital appreciation. The gross yield of 3.4% indicates that holding this asset might not deliver favorable results, especially when considering the neighborhood's moderate rating of 63/100.
Low tenant retention risk With a tenant stability score of 55/100, there is a significant risk of high turnover, potentially leading to increased vacancy rates and unpredictable income.
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