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 87 m², built in 1986, energy rating D. Located on rua João José de Aguiar, 6, Queluz e Belas parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment features ample storage solutions throughout and a stylishly upgraded kitchen that blends contemporary aesthetics with functionality, enhancing the overall living experience.
The valuation. The asking price of €290,000 is significantly above the fair value of €196,332, sitting at €93,668 (32.3%) higher. This property is considered overpriced, making it a less attractive investment option.
Fair value modelled at €196,332 from the area baseline, adjusted for condition and location. Asking €290,000 sits €93,668 (32.3%) above — overpriced versus fair value.
Asking €290,000 versus the rua João José de Aguiar, 6 area baseline of €258,564 (€2,972/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 65 · Materials 70 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua João José de Aguiar, 6
Area baseline €258,564 + condition -€9,788 + location +€19,417 = modelled fair value of €196,332 (€2,257/m²), a €93,668 (32.3%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua João José de Aguiar, 6 | Subject | €290,000 | €3,333 | — | 65 | 76 |
| rua Sebastião da Gama, 5 | Active | €275,000 | €3,618 | 8.6% | 70 | 73 |
| Queluz e Belas · f3666f | Active | €279,000 | €3,402 | 2.1% | 69 | 70 |
| rua Joaquim Tim Tim Sitima, 12 | Active | €349,000 | €4,592 | 37.8% | 72 | 70 |
| Queluz e Belas · ba3af1 | Active | €296,000 | €3,149 | 5.5% | 71 | 70 |
| Median comp | €287,500 | €3,510 | 5.3% | 71 | 70 |
Long-term rental The property in Queluz e Belas is overpriced by 32.3% compared to its fair value, which suggests it may not be a wise investment for long-term rental. At a gross yield of 3.9%, the potential return does not sufficiently justify the elevated price. Family rental While the property could appeal to families given the suburban safety and decent neighborhood rating of 76/100, its current listing price of €290,000 indicates it is overpriced. Families may be deterred by the high cost relative to the fair value of €196,332, affecting rental demand. Buy-and-hold Acquiring this property for a buy-and-hold strategy may not yield the desired returns as it is overpriced at 32.3% above fair value. With a condition score of 68/100, potential maintenance costs could further erode profitability in the long term.
Economic Sensitivity The property is at risk due to its economic stability score of 80/100, which, while decent, indicates potential vulnerability to economic downturns that could affect tenant retention. Tenant Stability With a tenant stability score of 70/100, there is a significant chance of turnover, increasing the risk of vacancy and potentially impacting cash flow during economic fluctuations.
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