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 96 m², energy rating B. Located on rua João Crisóstomo de Sá, Queluz e Belas parish, Sintra municipality, Lisbon district. Noteworthy Features: The property includes a private balcony with panoramic views and an allocated underground parking space, enhancing both outdoor living and convenience. Valuation Verdict: Fair.
The valuation. The asking price of €325,000 is €87,960 above the fair value of €237,040, which represents a 27.1% premium. This property is overpriced according to current market analysis.
Fair value modelled at €237,040 from the area baseline, adjusted for condition and location. Asking €325,000 sits €87,960 (27.1%) above — overpriced versus fair value.
Asking €325,000 versus the rua João Crisóstomo de Sá area baseline of €206,016 (€2,146/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 82 · Materials 81 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 75 · Economic 75 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua João Crisóstomo de Sá
Area baseline €206,016 + condition +€7,950 + location +€23,074 = modelled fair value of €237,040 (€2,469/m²), a €87,960 (27.1%) gap versus the €325,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua João Crisóstomo de Sá | Subject | €325,000 | €3,385 | — | 82 | 78 |
| avenida Lucas Pires, 87 | Active | €520,000 | €4,000 | 18.2% | 80 | 80 |
| Águas Livres · 38ac6a | Active | €431,000 | €4,398 | 29.9% | 75 | 74 |
| rua Espregueira Mendes | Active | €485,000 | €4,450 | 31.4% | 82 | 76 |
| urbanização da Vila Chã | Active | €475,000 | €2,969 | 12.3% | 75 | 75 |
| Median comp | €480,000 | €4,199 | 24.0% | 78 | 76 |
Long-term rental The property is priced at €325,000, which is 27.1% above the fair value of €237,040, indicating it is overpriced in the long-term rental market. With a gross yield of only 3.7%, it may fail to attract value-conscious tenants seeking affordable options in the area. Family rental While the apartment is situated in a suburban area likely well-connected to Lisbon's public transport, its current asking price reflects a notable premium compared to the fair value. This overpricing could deter families seeking more reasonably priced rental options relevant to their income levels and needs. Buy-and-hold Investing in this apartment as a buy-and-hold strategy appears unwise, given its listing price of €325,000 so significantly exceeds the fair value of €237,040. The long-term financial outlook is compromised by a gross yield of only 3.7%, which will likely limit capital appreciation in the foreseeable future.
Economic Vulnerability The property has a moderately high economic stability score of 75/100, indicating potential risks if local economic conditions decline.
