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, 2-bathroom apartment of 90 m². Located on praceta Soares dos Reis, 7, Queluz e Belas parish, Sintra municipality, Lisbon district. Noteworthy Features: The apartment boasts a blend of vintage and modern finishes, along with spacious, well-lit rooms engineered for a comfortable living experience.
The valuation. The asking price of €335,000 is significantly above the fair value of €212,596, representing an overpricing of €122,404, or 36.5%. This discrepancy suggests a lack of alignment with market fundamentals.
Fair value modelled at €212,596 from the area baseline, adjusted for condition and location. Asking €335,000 sits €122,404 (36.5%) above — overpriced versus fair value.
Asking €335,000 versus the praceta Soares dos Reis, 7 area baseline of €193,140 (€2,146/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 74 · Materials 78 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
praceta Soares dos Reis, 7
Area baseline €193,140 + condition +€1,688 + location +€17,769 = modelled fair value of €212,596 (€2,362/m²), a €122,404 (36.5%) gap versus the €335,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Soares dos Reis, 7 | Subject | €335,000 | €3,722 | — | 74 | 73 |
| Massamá e Monte Abraão · ba3d3f | Active | €320,000 | €3,556 | 4.5% | 72 | 71 |
| Massamá e Monte Abraão · 96c3b7 | Active | €350,000 | €3,571 | 4.1% | 70 | 74 |
| rua Colégio de Almeida Garrett | Active | €310,000 | €3,563 | 4.3% | 75 | 79 |
| Massamá e Monte Abraão · 96c435 | Active | €310,000 | €3,875 | 4.1% | 70 | 77 |
| Median comp | €315,000 | €3,567 | 4.2% | 71 | 76 |
Long-term rental Despite the appealing proximity to Lisbon, the property’s current listing price of €335,000 exceeds the fair value of €212,596 by 36.5%, indicating that it is overpriced for long-term rental purposes. The gross yield of 4% does not compensate for this significant disparity, which may deter potential tenants seeking affordable options. Family rental While the 3-bed apartment benefits from a decent condition score of 76/100, the overpriced nature of €335,000 compared to the fair value of €212,596 limits its attractiveness for family rentals in the area. Families generally search for more value for their investment, making this property less than ideal in an increasingly competitive rental market. Buy-and-hold Investing in this apartment as a buy-and-hold strategy is unappealing due to its listing price exceeding fair value by 36.5%, raising concerns about future appreciation potential. The current valuation of €335,000 is inconsistent with prudent buy-and-hold principles, likely leading to stagnant or declining equity growth in the long term.
Tenant turnover risk With a tenant stability score of 70/100, there is a significant risk of increased tenant turnover, potentially impacting rental income and occupancy rates.
