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 90 m² on the 3rd floor, energy rating C. Located on praça do Relógio, Rio de Mouro parish, Sintra municipality, Lisbon district. Noteworthy Features: The apartment boasts a large closed balcony that enhances living space and offers versatile outdoor functionality, as well as decorative tile wainscoting that reflects traditional Portuguese design.
The valuation. The asking price of €330,000 sits €29,481 (8.2%) below the fair value of €359,481. This positions the property as fairly valued in the current market. Buy-to-flip angle. The strategy for resale involves revitalizing dated areas such as the kitchen and bathroom to enhance appeal, targeting a potential sale price above €359,481 post-renovation. Buy-to-let angle. With an estimated monthly rental income of €963, the gross yield stands at 3.5%, making it a viable option for long-term rental or family rental investments.
Fair value modelled at €359,481 from 6 comparable sales in the area. Asking €330,000 sits €29,481 (8.2%) below — the upside to fair value.
Asking €330,000 versus the praça do Relógio area baseline of €319,903 (€3,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €319,903, adjusted for condition and micro-location, gives a modelled fair value of €359,481 (€3,994/m²), a €29,481 (8.2%) gap versus the €330,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça do Relógio | Subject | €330,000 | €3,667 | — | 65 | 72 |
| rua do Olival | Active | €335,000 | €4,241 | 15.7% | 75 | 75 |
| rua Cardeal Patriarca Dom António Ribeiro S / N | Active | €269,000 | €4,410 | 20.3% | 68 | 76 |
| União das Freguesias do Cacém e São Marcos · 9384c6 | Active | €275,000 | €3,481 | 5.1% | 72 | 75 |
| Rio de Mouro · 3a7062 | Active | €280,000 | €3,733 | 1.8% | 72 | 74 |
| Median comp | €277,500 | €3,987 | 8.7% | 72 | 75 |
Long-term rental The property’s gross yield of 3.5% aligns with current market expectations, indicating it may prove to be a sound option for long-term leasing. However, with a fair value assessment at €359,481, it suggests that the property is priced fairly, offering stability without the prospect of significant appreciation. Family rental As a 2-bed apartment in a suburban area with proximity to Greater Lisbon, this property is well-suited for family rentals targeting long-term stability. While the fair valuation indicates a reasonable entry point, the pricing also suggests limited potential for immediate capital gains in a competitive family rental market. Buy-and-hold With a fair valuation reflecting a minor 8.2% gap, this property presents a balanced buy-and-hold strategy for investors looking to capitalize on stable rental income over time. Nevertheless, the relatively high listing price could imply that prospective appreciation may be tempered in the near term due to market saturation. Short-term vacation rental This apartment is not ideal for a short-term vacation rental strategy, as its current market positioning and fair value suggest limited profitability within that segment. The lack of attractive features for transient guests diminishes its appeal in the competitive vacation rental market. Student housing The property's location and features do not cater well to the student housing market, as the suburban setting may lack the necessary amenities and vibrancy attractive to this demographic. Thus, while valued fairly, it would be more challenging to convert this property into a viable student rental option.
Tenant turnover risk: With a tenant stability score of 70/100, there is a notable risk of higher tenant turnover, potentially leading to increased vacancy rates and additional costs for re-leasing the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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