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 49 m², built in 1970, energy rating F. Located on rua Bastos Nunes, 30 3º, Queluz e Belas parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment offers a unique opportunity to customize finishes during the final renovation phase, ensuring a personal touch to the living space by July 2026.**
The valuation. The asking price of €279,000 sits significantly above fair value of €109,809, indicating an excess of €169,191 (60.6%). Therefore, the property is overpriced. Buy-to-flip angle. A resale strategy would require substantial renovations to improve aesthetic appeal and functionality, focusing mainly on bathroom features to attract buyers. Buy-to-let angle. With an estimated gross yield of 3.6%, targeted toward long-term family renters, the property could generate approximately €837 monthly in rental income, appealing to the suburban demographic.
Fair value modelled at €109,809 from the area baseline, adjusted for condition and location. Asking €279,000 sits €169,191 (60.6%) above — overpriced versus fair value.
Asking €279,000 versus the rua Bastos Nunes, 30 3º area baseline of €151,802 (€3,098/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 (Condition 70 · Materials 65 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 82/100 (Housing Market 80 · Amenities 85 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Bastos Nunes, 30 3º
Area baseline €151,802 + condition -€8,805 + location +€13,460 = modelled fair value of €109,809 (€2,241/m²), a €169,191 (60.6%) gap versus the €279,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Bastos Nunes, 30 3º | Subject | €279,000 | €5,694 | — | 70 | 82 |
| Massamá e Monte Abraão · 38b397 | Active | €265,000 | €3,681 | 35.4% | — | 72 |
| rua Óscar Monteiro Torres | Active | €219,000 | €5,341 | 6.2% | 70 | 72 |
| rua Ribeiro Sanches | Active | €259,000 | €3,500 | 38.5% | 71 | 71 |
| Queluz e Belas · 38b380 | Active | €290,000 | €4,462 | 21.6% | 55 | 71 |
| Median comp | €262,000 | €4,072 | 28.5% | 70 | 72 |
Long-term rental The property in Queluz e Belas, priced at €279,000, is significantly overpriced compared to its fair value of €109,809, resulting in a gap of 60.6%. With a gross yield of only 3.6%, this investment does not align with the current market dynamics for long-term rentals. Family rental Given that the property is listed at €279,000, it fails to present a sound investment for family rentals, as its fair value stands at €109,809, indicating a 60.6% premium. Although the neighbourhood scores 82/100 for family suitability, the asking price does not justify the potential rental returns. Buy-and-hold Investing in this 2-bed apartment as a buy-and-hold strategy does not appear prudent, considering its €279,000 asking price is 60.6% above the fair value of €109,809. The property’s condition rating of 64/100 suggests it may not attract sufficient price appreciation in the long term, making it an unattractive hold in the market.
Economic Downturn Risk With an economic stability score of 85/100, there is a potential risk of facing declining market conditions that could impact tenant demand and rental income stability despite a moderate tenant stability score of 75/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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