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.
4-bedroom, 8-bathroom house of 549 m², built in 2006. Located on rua do Palácio, 15, Queluz e Belas parish, Sintra municipality, Lisbon district. This property features a basement suite with a dedicated kitchen and living space, offering ideal guest accommodation or a separate living area for extended family.
The valuation. The asking price of €2,750,000 is significantly above the fair value of €1,085,392, showing a difference of €1,664,608 (60.5%). This property is overpriced, indicating limited potential for immediate gains.
Fair value modelled at €1,085,392 from the area baseline, adjusted for condition and location. Asking €2,750,000 sits €1,664,608 (60.5%) above — overpriced versus fair value.
Asking €2,750,000 versus the rua do Palácio, 15 area baseline of €1,700,802 (€3,098/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 52/100 (Condition 50 · Materials 60 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua do Palácio, 15
Area baseline €1,700,802 + condition -€196,439 + location +€103,678 = modelled fair value of €1,085,392 (€1,977/m²), a €1,664,608 (60.5%) gap versus the €2,750,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Palácio, 15 | Subject | €2,750,000 | €5,009 | — | 50 | 72 |
| rua dos Pinheiros | Active | €2,100,000 | €5,024 | 0.3% | 70 | 68 |
| estrada N117 | Active | €2,100,000 | €2,400 | 52.1% | — | 77 |
| 6fb9f1 | Active | €3,000,000 | €26,316 | 425.4% | 69 | 72 |
| rua de Entre Muros, 1 | Active | €841,000 | €2,580 | 48.5% | — | 74 |
| Median comp | €2,100,000 | €3,802 | 24.1% | 70 | 73 |
Long-term rental This property, with a gross yield of only 2%, is not an attractive long-term rental investment given its significant pricing gap of 60.5% compared to fair value. Additionally, its condition rating of 52/100 suggests that substantial renovation costs may further impact profitability. Buy-and-hold While the suburban location near Lisbon supports some economic stability, the property is priced dramatically above its fair value, indicating it may not appreciate sufficiently over time to justify the investment. The expected return does not compensate for the high initial purchase price, making the buy-and-hold strategy less appealing. Family rental Although Queluz e Belas has a decent neighbourhood rating of 72/100, the property is still significantly overpriced, which may limit demand in the family rental market. Families tend to seek value in housing, and at €2,750,000, this property does not meet that criterion. Not ideal for Short-term vacation rental, Luxury market, Student housing
Tenant turnover risk The tenant stability score of 65/100 indicates a moderate likelihood of tenant turnover, which can lead to increased vacancy rates and associated costs.
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