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.
8-bedroom, 6-bathroom house of 210 m², built in 1951, energy rating C. Located Queluz e Belas parish, Sintra municipality, Lisbon district. The property features a profitable layout with six independent housing units, perfect for generating rental income in a high-demand area close to major transportation routes.
The valuation. The asking price of €630,000 is significantly above fair value, which is estimated at €512,132, resulting in a discrepancy of €117,868 (18.7%). This property is priced as overpriced.
Fair value modelled at €512,132 from the area baseline, adjusted for condition and location. Asking €630,000 sits €117,868 (18.7%) above — overpriced versus fair value.
Asking €630,000 versus the Queluz e Belas, Sintra, Lisbon area baseline of €650,580 (€3,098/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 77 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 78 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Queluz e Belas, Sintra, Lisbon
Area baseline €650,580 + condition +€16,406 + location +€45,066 = modelled fair value of €512,132 (€2,439/m²), a €117,868 (18.7%) gap versus the €630,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Queluz e Belas · 4ba887 | Subject | €630,000 | €3,000 | — | 77 | 75 |
| União das Freguesias do Cacém e São Marcos · 001ab4 | Active | €920,000 | €1,022 | 65.9% | 70 | 74 |
| rua Camilo Castelo Branco, 111 | Active | €890,000 | €3,123 | 4.1% | 85 | 77 |
| estrada N117 | Active | €2,100,000 | €2,400 | 20.0% | — | 77 |
| rua dos Pinheiros | Active | €2,100,000 | €5,024 | 67.5% | 70 | 68 |
| Median comp | €1,510,000 | €2,762 | 7.9% | 70 | 76 |
Long-term rental The property’s listing price of €630,000 represents a significant 18.7% premium over the estimated fair value of €512,132, indicating it is not an attractive long-term rental investment. With a gross yield of 0% and the property being in an average condition of 80/100, the financial returns are unlikely to justify the investment cost. Family rental Priced above its fair value, this 8-bed house in Queluz e Belas at €630,000 may deter families looking for cost-effective long-term housing options in a suburban setting. The neighborhood's good amenities and tenant quality may not compensate for the high investment, as the expected rental income does not align with the purchase price. Buy-and-hold Given the inflated price of €630,000 compared to the fair value of €512,132, this property is positioned unfavorably for a buy-and-hold strategy in Queluz e Belas. Although the area has potential, the lack of yield (0%) and excessive upfront costs suggest that the long-term returns may fall short of expectations. Not ideal for: Short-term vacation rental, Luxury market, Student housing
Economic Vulnerability Despite a solid economic stability score of 78/100, a tenant stability score of 70/100 indicates potential fluctuations in rental income due to less reliable tenant behavior.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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