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.
6-bedroom, 5-bathroom house of 569 m², energy rating A+. Located on rua do Lago de Prata, Queluz e Belas parish, Sintra municipality, Lisbon district. This villa features a soundproofed cinema room in the basement, enhancing entertainment options while maintaining privacy in the exclusive Belas Clube de Campo community.
The valuation. The asking price of €2,090,000 exceeds the fair value of €1,428,959 by €661,041 (31.6%). This indicates that the property is overpriced, not aligning with its true market value.
Fair value modelled at €1,428,959 from the area baseline, adjusted for condition and location. Asking €2,090,000 sits €661,041 (31.6%) above — overpriced versus fair value.
Asking €2,090,000 versus the rua do Lago de Prata area baseline of €1,691,068 (€2,972/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 80 · Materials 85 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 85 · Amenities 80 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua do Lago de Prata
Area baseline €1,691,068 + condition +€71,125 + location +€136,760 = modelled fair value of €1,428,959 (€2,511/m²), a €661,041 (31.6%) gap versus the €2,090,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Lago de Prata | Subject | €2,090,000 | €3,673 | — | 80 | 78 |
| alameda Senhor da Serra, 8 | Active | €1,750,000 | €3,950 | 7.5% | 81 | 72 |
| Queluz e Belas · 6fbbb8 | Active | €3,600,000 | €8,392 | 128.5% | 88 | 72 |
| Queluz e Belas · 4a7f23 | Active | €825,000 | €3,173 | 13.6% | 88 | 74 |
| rua Principal | Active | €850,000 | €2,429 | 33.9% | 77 | 73 |
| Median comp | €1,300,000 | €3,562 | 3.0% | 85 | 73 |
Long-term rental The property is overpriced by 31.6% relative to its fair value of €1,428,959, which may hinder potential long-term rental returns. With a yield of 0%, it does not present an attractive investment for stable cash flow through rental income. Family rental The pricing of this 6-bed house at €2,090,000 exceeds its fair valuation, making it less appealing for families seeking affordable housing options. Given the current neighbourhood rating of 78/100, families may be inclined to explore better-priced alternatives in the region. Buy-and-hold Holding this property may not yield the desired capital appreciation, especially considering it is significantly overpriced at 31.6% above fair value. Investors might find better opportunities for buy-and-hold strategies that align more closely with fair market valuations instead of this inflated listing.
Potential economic downturn A slight decline in economic stability (75/100) could impact rental income and tenant turnover, potentially leading to increased vacancy rates and reduced cash flow.
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