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 70 m², built in 1979, energy rating D. Located on rua Gomes Freire, 2, Queluz e Belas parish, Sintra municipality, Lisbon district. Unique Feature: The apartment boasts a private balcony perfect for outdoor relaxation, and its location offers exceptional access to public transport and essential amenities within walking distance.
The valuation. The asking price of €289,000 sits significantly above fair value at €152,337, representing an overpricing of €136,663 (47.3%). This discrepancy raises concerns regarding potential return on investment for buyers.
Fair value modelled at €152,337 from the area baseline, adjusted for condition and location. Asking €289,000 sits €136,663 (47.3%) above — overpriced versus fair value.
Asking €289,000 versus the rua Gomes Freire, 2 area baseline of €150,220 (€2,146/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 (Condition 62 · Materials 65 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 75 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Gomes Freire, 2
Area baseline €150,220 + condition -€11,703 + location +€13,820 = modelled fair value of €152,337 (€2,176/m²), a €136,663 (47.3%) gap versus the €289,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gomes Freire, 2 | Subject | €289,000 | €4,129 | — | 62 | 73 |
| rua Elias Garcia | Active | €285,000 | €4,750 | 15.1% | 58 | 79 |
| avenida do Brasil | Active | €279,000 | €3,488 | 15.5% | 68 | 76 |
| praceta dos Malmequeres, 4 | Active | €258,000 | €3,634 | 12.0% | 65 | 69 |
| Massamá e Monte Abraão · cfe1d5 | Active | €265,900 | €3,745 | 9.3% | — | 77 |
| Median comp | €272,450 | €3,690 | 10.6% | 65 | 77 |
Long-term rental The apartment in Queluz e Belas is overpriced at €289,000, significantly surpassing the fair value of €152,337, leading to a 47.3% gap. With a gross yield of only 3.8%, potential returns on a long-term rental investment may not meet investor expectations given the property's high price. Family rental This property is currently priced above its fair market value, which may hinder its appeal to families looking for affordable housing; at €289,000, it exceeds the reasonable valuation significantly. Furthermore, while the area rates moderately for amenities and tenant quality, the inflated price could deter family renters seeking better value. Buy-and-hold At a listing price of €289,000, the investment carries a substantial risk, as it is priced well above the fair value of €152,337. Consequently, the buy-and-hold strategy may not prove favorable, as the high initial cost compromises long-term return potential in a market characterized by stable but unspectacular growth.
Economic and Tenant Risk With both economic stability and tenant stability scores at 70/100, this property may face challenges in maintaining consistent cash flow and occupancy rates, suggesting potential volatility in rental income.
