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 apartment of 85 m², built in 1991, energy rating D. Located on praceta Cristóvão Falcão, Massamá e Monte Abraão parish, Sintra municipality, Lisbon district. Noteworthy Features: The apartment includes a stone fireplace and crystal chandelier, emphasizing its mid-to-high-tier design aesthetic that complements its spacious layout and good natural light.
The valuation. The asking price of €450,000 is significantly above the fair value of €309,657, representing an overpricing of €140,343 (45.3%). This discrepancy suggests that the property is not a financially sound investment option.
Fair value modelled at €309,657 from 6 comparable sales in the area. Asking €450,000 sits €140,343 (45.3%) above — overpriced versus fair value.
Asking €450,000 versus the praceta Cristóvão Falcão area baseline of €249,726 (€2,938/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 €249,726, adjusted for condition and micro-location, gives a modelled fair value of €309,657 (€3,643/m²), a €140,343 (45.3%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Cristóvão Falcão | Subject | €450,000 | €5,294 | — | 78 | 71 |
| rua Jacinto Garcia, 5 | Active | €340,000 | €4,658 | 12.0% | 74 | 78 |
| União das Freguesias do Cacém e São Marcos · ec1b27 | Active | €360,000 | €3,913 | 26.1% | 75 | 74 |
| Queluz e Belas · 4d457a | Active | €299,000 | €3,560 | 32.8% | 78 | 78 |
| Agualva e Mira-Sintra · 95681e | Active | €277,000 | €3,693 | 30.2% | 78 | 70 |
| Median comp | €319,500 | €3,803 | 28.2% | 77 | 76 |
Long-term rental The current asking price of €450,000 significantly exceeds the fair value of €309,657, indicating that this investment is overpriced by 45.3%. Given its low yield of 2.7% and average neighborhood rating, this property does not present a compelling case for long-term rental. Family rental While the property is located in a suburban area with stable family residences, the asking price far surpasses the fair value, making it overpriced at €450,000. The average neighborhood quality score suggests that families might find better options in the current market. Buy-and-hold Investing in this property as a buy-and-hold strategy is less attractive due to its overpriced nature, with a €450,000 listing compared to a fair value of €309,657. The modest gross yield of 2.7% further supports the conclusion that this property does not align well with buy-and-hold investment objectives.
Tenant turnover risk The tenant stability score of 65/100 indicates a potential for higher turnover rates, which may lead to increased vacancy costs and inconsistent cash flow.
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