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 79 m², built in 1991, energy rating C. Located on rua Paz e Amizade, Queluz e Belas parish, Sintra municipality, Lisbon district. This property features double-glazed windows, enhancing thermal insulation and noise reduction, along with a pantry in the semi-equipped kitchen for added convenience.
The valuation. The asking price of €270,000 is significantly above the fair value of €179,703, resulting in an overvaluation of €90,297 (33.4%). This price position indicates that the property may not be a prudent investment at the current asking.
Fair value modelled at €179,703 from the area baseline, adjusted for condition and location. Asking €270,000 sits €90,297 (33.4%) above — overpriced versus fair value.
Asking €270,000 versus the rua Paz e Amizade area baseline of €244,742 (€3,098/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 70 · Materials 75 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 69/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Paz e Amizade
Area baseline €244,742 + condition -€2,716 + location +€12,885 = modelled fair value of €179,703 (€2,275/m²), a €90,297 (33.4%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Paz e Amizade | Subject | €270,000 | €3,418 | — | 70 | 69 |
| praça de Angola, 42 | Active | €275,000 | €4,508 | 31.9% | 70 | 75 |
| Mina de Água · 96c6a8 | Active | €317,500 | €4,178 | 22.2% | 76 | 75 |
| rua Orlando da Silva Rocha | Active | €299,000 | €2,600 | 23.9% | 68 | 76 |
| Agualva e Mira-Sintra · 957014 | Active | €292,000 | €3,174 | 7.1% | 60 | 76 |
| Median comp | €295,500 | €3,676 | 7.6% | 69 | 76 |
Long-term rental The market for long-term rentals in Queluz e Belas is limited by the current asking price of €270,000, which is significantly above the fair value of €179,703. With a gross yield of only 4.1%, this investment does not provide adequate return potential given the high valuation. Family rental In a family-friendly neighborhood, the property’s appeal is moderated by its overpriced status, making it less attractive for family rentals compared to other options within budget. The property condition rating of 73/100 indicates some maintenance needs, which could further deter family-oriented tenants from making the investment. Buy-and-hold With property values projected to stabilize, purchasing this apartment at a price that is 33.4% above fair value is a risky buy-and-hold strategy. Generating a 4.1% yield does not compensate for the premium paid, putting long-term appreciation potential in question.
Economic decline risk The economic stability score of 70/100 indicates potential vulnerability to economic downturns, which may impact rental income and property value.**
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