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, 2-bathroom house of 102 m², energy rating D. Located on rua Minhoto, 21, Queluz e Belas parish, Sintra municipality, Lisbon district. Garden versatility: Situated on a 600m² plot, the property offers ample outdoor space with potential for personalized leisure enhancements, including a custom-built pool and barbecue area.
The valuation. The asking price of €479,000 sits significantly above the fair value of €235,528, making it overpriced by €243,472 (50.8%). This discrepancy indicates the property does not represent a financially sound investment opportunity. Buy-to-flip angle. Given the high asking price, pursuing a buy-and-flip strategy would be insufficiently profitable without drastic market changes or renovations, limiting potential returns. Therefore, this angle may not be viable. Buy-to-let angle. The estimated rental income of €1,437/month offers a gross yield of 3.6%, suitable for long-term tenants; however, the high initial investment makes the returns less appealing over time.
Fair value modelled at €235,528 from the area baseline, adjusted for condition and location. Asking €479,000 sits €243,472 (50.8%) above — overpriced versus fair value.
Asking €479,000 versus the rua Minhoto, 21 area baseline of €218,892 (€2,146/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 72 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 69/100 (Housing Market 72 · Amenities 68 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Minhoto, 21
Area baseline €218,892 + condition +€0 + location +€16,636 = modelled fair value of €235,528 (€2,309/m²), a €243,472 (50.8%) gap versus the €479,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Minhoto, 21 | Subject | €479,000 | €4,696 | — | 72 | 69 |
| Algueirão-Mem Martins · 6d5564 | Active | €625,000 | €6,793 | 44.7% | 70 | 68 |
| Algueirão-Mem Martins · 96c740 | Active | €699,900 | €3,684 | 21.6% | 73 | 64 |
| Algueirão-Mem Martins · 6f4127 | Active | €250,000 | €3,846 | 18.1% | 75 | 76 |
| largo do Coreto | Active | €238,500 | €3,910 | 16.7% | 80 | 65 |
| Median comp | €437,500 | €3,878 | 17.4% | 74 | 67 |
Long-term rental A long-term rental strategy is not favorable for this property given its current listing price of €479,000, which is 50.8% over its fair value of €235,528. The yield of 3.6% does not sufficiently compensate for this overvaluation, making it an unwise investment choice for generating consistent rental income. Buy-and-hold Investing in this property as a buy-and-hold asset is questionable due to its price being significantly above the fair market value. Holding onto the property at €479,000 may lead to stagnant returns as the inflated price does not align with expected long-term appreciation. Family rental While the property is located in a family-friendly suburban area, its asking price of €479,000 represents a 50.8% premium over the fair value. This overpricing limits the potential for attracting families needing rentals, as market dynamics suggest more affordable alternatives within Greater Lisbon.
Tenant turnover risk: With a tenant stability score of 65/100, there is a heightened risk of potential tenant turnover, which could lead to increased vacancy periods and rental income fluctuations.
