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, 3-bathroom apartment of 150 m², energy rating C. Located on rua Dona Inês de Castro, 8, Queluz e Belas parish, Sintra municipality, Lisbon district. This property boasts three facades that maximize natural light and offers balconies with unobstructed views, enhancing its aesthetic appeal and outdoor living possibilities.
The valuation. The asking price of €495,000 is significantly above fair value at €367,571, with a discrepancy of €127,429 (25.7%). Overall, the property is deemed overpriced.
Fair value modelled at €367,571 from the area baseline, adjusted for condition and location. Asking €495,000 sits €127,429 (25.7%) above — overpriced versus fair value.
Asking €495,000 versus the rua Dona Inês de Castro, 8 area baseline of €464,700 (€3,098/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 75 · Materials 85 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 72/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Dona Inês de Castro, 8
Area baseline €464,700 + condition +€17,344 + location +€28,327 = modelled fair value of €367,571 (€2,450/m²), a €127,429 (25.7%) gap versus the €495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Dona Inês de Castro, 8 | Subject | €495,000 | €3,300 | — | 75 | 72 |
| rua Francisco Vieira de Almeida | Active | €350,000 | €3,097 | 6.1% | 72 | 76 |
| avenida Dom Nuno Álvares Pereira | Active | €330,000 | €3,267 | 1.0% | 80 | 73 |
| rua Octávio Homem, 21 | Active | €495,000 | €2,403 | 27.2% | 72 | 76 |
| praceta Henrique Pousão, 11 | Active | €365,000 | €3,120 | 5.5% | 75 | 70 |
| Median comp | €357,500 | €3,109 | 5.8% | 74 | 75 |
Family rental The 3-bed apartment in Queluz e Belas is overpriced at €495,000 compared to its fair value of €367,571, hindering affordability for families seeking rentals in the area. With a yield of only 3.4% and a neighbourhood rating of 72/100, the investment lacks attractive potential for long-term family tenants. Long-term rental Given the significant gap to fair value, this property represents an overpriced opportunity for long-term rentals with limited financial return. The high asking price combined with a mediocre yield suggests that attracting consistent long-term tenants may be challenging. Buy-and-hold The hold strategy for this overpriced apartment does not align well with investment goals, as the price exceeds its fair value by 25.7%. This premium may lead to stagnant appreciation and reduced cash flow over time, making it a less than ideal choice for long-term capital growth.
Potential Economic Downturn The economic stability score of 70/100 indicates a moderate risk for potential downturns, which could affect tenant retention and rental income stability.
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