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.
3-bedroom, 1-bathroom apartment of 81 m², built in 1968, energy rating E. Located on escadinhas do Pendão, 1, Queluz e Belas parish, Sintra municipality, Lisbon district. The property offers a remarkable enclosed balcony that enhances the living space and provides stunning views, complementing its modern, cohesive design.
The valuation. The asking price of €289,000 sits €93,366 (32.3%) above the fair value of €195,634. This property is considered overpriced and may not provide an attractive entry point for potential investors.
Fair value modelled at €195,634 from the area baseline, adjusted for condition and location. Asking €289,000 sits €93,366 (32.3%) above — overpriced versus fair value.
Asking €289,000 versus the escadinhas do Pendão, 1 area baseline of €250,938 (€3,098/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 72 · Materials 79 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 80 · Amenities 80 · Economic 85 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
escadinhas do Pendão, 1
Area baseline €250,938 + condition +€253 + location +€21,554 = modelled fair value of €195,634 (€2,415/m²), a €93,366 (32.3%) gap versus the €289,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| escadinhas do Pendão, 1 | Subject | €289,000 | €3,568 | — | 72 | 81 |
| rua Dona Mafalda, 49 | Active | €465,000 | €3,720 | 4.3% | 72 | 74 |
| rua Dona Mafalda, 49 | Active | €475,000 | €3,800 | 6.5% | 72 | 77 |
| rua de Tomé e Principe | Active | €279,700 | €3,729 | 4.5% | 80 | 66 |
| rua Ribeiro Sanches | Active | €259,000 | €3,500 | 1.9% | 71 | 71 |
| Median comp | €372,350 | €3,725 | 4.4% | 72 | 73 |
Long-term rental The property is overpriced with a fair value of €195,634 compared to the listing price of €289,000, which represents a significant gap of 32.3%. While the 4.1% gross yield suggests some potential for rental income, the high acquisition cost limits the investment appeal for long-term rental strategies. Family rental Given the favorable neighbourhood rating of 81/100 for young families, the property could have appeal. However, the current listing price, which is significantly above fair value at €289,000, indicates that it is overpriced for this segment of the market. Buy-and-hold Investing in this apartment as a buy-and-hold strategy may seem attractive due to its decent condition score of 75/100, yet the price of €289,000 is not justified by its fair value of €195,634. The investment is not optimal, especially considering that it is overpriced by 32.3%, which undermines potential long-term gains.
Potential Tenant Turnover: With a tenant stability score of 80/100, there is a moderate risk of tenant turnover that could impact rental income.
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