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, 2-bathroom apartment of 108 m², built in 1997, energy rating D. Located Queluz e Belas parish, Sintra municipality, Lisbon district. Noteworthy Features: The apartment boasts balconies in all divisions, enhancing its connection to the stunning panoramic views over green spaces and urban surroundings.
The valuation. The asking price of €495,000 is significantly above the fair value of €260,009, resulting in an overpricing of €234,991, or 47.5% above fair market value. This property is clearly overpriced.
Fair value modelled at €260,009 from the area baseline, adjusted for condition and location. Asking €495,000 sits €234,991 (47.5%) above — overpriced versus fair value.
Asking €495,000 versus the Queluz e Belas, Sintra, Lisbon area baseline of €334,584 (€3,098/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 74 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 80 · Amenities 70 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Queluz e Belas, Sintra, Lisbon
Area baseline €334,584 + condition +€6,919 + location +€21,323 = modelled fair value of €260,009 (€2,407/m²), a €234,991 (47.5%) gap versus the €495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Queluz e Belas · 26211d | Subject | €495,000 | €4,583 | — | 74 | 73 |
| Agualva e Mira-Sintra · 95681e | Active | €277,000 | €3,693 | 19.4% | 78 | 70 |
| Massamá e Monte Abraão · ba3cf3 | Active | €344,900 | €3,593 | 21.6% | 72 | 75 |
| Queluz e Belas · ba3c62 | Active | €289,000 | €4,446 | 3.0% | 75 | 74 |
| praceta das Túlipas S / N | Active | €310,000 | €3,735 | 18.5% | 75 | 80 |
| Median comp | €299,500 | €3,714 | 19.0% | 75 | 75 |
Long-term rental The apartment's 2.6% gross yield is insufficient to justify its €495,000 listing price, which is 47.5% above its fair value of €260,009. With lower demand for family housing in the suburban Lisbon area, potential tenants may seek more affordable options. Family rental This property is overpriced given its fair value and yield, which could deter families looking for reasonably priced rentals in a suburban setting. Additionally, the 73/100 neighbourhood score suggests limited amenities that might appeal to family tenants, further diminishing its rental viability. Buy-and-hold Investing in this property for a buy-and-hold strategy is risky due to the considerable gap between its listing price and fair value, indicating weak potential for future appreciation. The 79/100 condition score does provide some reassurance, but the overall market context suggests a challenging long-term outlook for profitability.
Economic and Tenant Instability With both economic stability and tenant stability scores at 70/100, there is a notable risk of fluctuation in rental income and occupancy rates due to potential shifts in the local economy and tenant reliability.
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