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 96 m² on the 2nd floor, built in 1984. Located on rua Presa, 8, Rio de Mouro parish, Sintra municipality, Lisbon district. This apartment boasts a modern kitchen with high-gloss cabinetry and integrated Teka appliances, paired with quality hardwood flooring throughout the living area, enhancing its contemporary aesthetic.
The valuation. The asking price of €390,000 sits slightly above the fair value of €380,015, representing a difference of €9,985 or 2.6%. Verdict: fair.
Fair value modelled at €380,015 from 6 comparable sales in the area. Asking €390,000 sits €9,985 (2.6%) above — overpriced versus fair value.
Asking €390,000 versus the rua Presa, 8 area baseline of €309,641 (€3,225/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 €309,641, adjusted for condition and micro-location, gives a modelled fair value of €380,015 (€3,958/m²), a €9,985 (2.6%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Presa, 8 | Subject | €390,000 | €4,063 | — | 78 | 81 |
| rua Eiras, 49 | Active | €305,000 | €3,813 | 6.2% | 80 | 76 |
| Rio de Mouro · ba5941 | Active | €295,000 | €3,471 | 14.6% | 70 | 63 |
| rua dos Ventos, 1 | Active | €300,000 | €3,448 | 15.1% | 74 | 73 |
| União das Freguesias do Cacém e São Marcos · f3603e | Active | €279,700 | €4,370 | 7.6% | 80 | 70 |
| Median comp | €297,500 | €3,642 | 10.4% | 77 | 72 |
Long-term rental The property in Rio de Mouro is positioned favorably for long-term rental due to its proximity to Lisbon, securing consistent tenant demand. With a fair value of €380,015, this apartment generates a respectable gross yield of 4.2%, reflecting stable rental income potential. Buy-and-hold Considering the overall condition rating of 78/100 and a strong neighborhood score of 81/100, this property presents a reasonable buy-and-hold investment opportunity. The slight gap to fair value at 2.6% makes it suitable for a long-term strategy, although significant price growth may be limited. Family rental The family-oriented setting of Rio de Mouro combined with its amenities and safety ratings enhances its appeal for family rentals. Despite its fair valuation, the property's characteristics align well with long-term residential demand in suburban locales.
Economic downturn risk With both Economic and Tenant Stability scores at 80/100, there is a potential risk of susceptibility to future economic downturns affecting tenant retention and 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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