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 77 m², energy rating C. Located on praceta Eça de Queiroz, 2, Queluz e Belas parish, Sintra municipality, Lisbon district. This apartment features unobstructed views from its large windows, maximizing natural light exposure throughout the day, enhancing the living experience in a vibrant neighborhood.
The valuation. The asking price of €290,000 is significantly above the fair value of €171,119, representing an overpricing of €118,881 (41.0%). This property does not present itself as a sound investment based on valuation metrics.
Fair value modelled at €171,119 from the area baseline, adjusted for condition and location. Asking €290,000 sits €118,881 (41.0%) above — overpriced versus fair value.
Asking €290,000 versus the praceta Eça de Queiroz, 2 area baseline of €165,242 (€2,146/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 68 · Materials 65 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
praceta Eça de Queiroz, 2
Area baseline €165,242 + condition -€9,986 + location +€15,863 = modelled fair value of €171,119 (€2,222/m²), a €118,881 (41.0%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Eça de Queiroz, 2 | Subject | €290,000 | €3,766 | — | 68 | 74 |
| avenida da Liberdade, 52 | Active | €290,000 | €3,867 | 2.7% | 75 | 78 |
| Massamá e Monte Abraão · 0dcfb3 | Active | €320,000 | €4,103 | 8.9% | 64 | 74 |
| avenida Principal | Active | €260,000 | €4,333 | 15.1% | 70 | 73 |
| Queluz e Belas · 49b7ac | Active | €290,000 | €3,766 | 0% | 70 | 73 |
| Median comp | €290,000 | €3,985 | 5.8% | 70 | 74 |
Long-term rental The property is overpriced by 41.0% compared to its fair value, making it a less attractive option for long-term holding. With a gross yield of only 3.9%, the financial return does not justify the investment at its current listing price. Family rental Given the significant gap between the listing and fair value, this property is not advisable for family rental purposes. While the neighbourhood has a reasonable rating of 74/100, the high price diminishes its potential attractiveness to families. Buy-and-hold The acquisition of this apartment as a buy-and-hold investment appears unfounded due to its 41.0% overvaluation. The property’s condition rating of 67/100 does not mitigate the excessive price, indicating potential difficulty in achieving satisfactory returns. Not ideal for: This property is not suitable for short-term vacation rentals or the luxury market due to its overall pricing structure. The local economic and tenant metrics do not align with the high investment expectations typical for these segments.
Tenant turnover risk High tenant turnover is a risk given the tenant stability score of 70/100, which may lead to increased vacancy periods and higher costs associated with re-leasing the property.
