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 98 m², built in 1992, energy rating D. Located on rua 25 de Abril, 37, Queluz e Belas parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment boasts panoramic views of the Sintra Mountains and the iconic Palace of Pena, enhanced by its unique elevation from the street level, providing breathtaking sunsets in the living room.
The valuation. The asking price of €287,500 sits significantly above the fair value of €226,516, equating to a €60,984 (21.2%) overvaluation. This indicates that the property is overpriced in the current market.
Fair value modelled at €226,516 from the area baseline, adjusted for condition and location. Asking €287,500 sits €60,984 (21.2%) above — overpriced versus fair value.
Asking €287,500 versus the rua 25 de Abril, 37 area baseline of €303,604 (€3,098/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 70 · Materials 75 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 75 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua 25 de Abril, 37
Area baseline €303,604 + condition -€3,981 + location +€20,190 = modelled fair value of €226,516 (€2,311/m²), a €60,984 (21.2%) gap versus the €287,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 25 de Abril, 37 | Subject | €287,500 | €2,934 | — | 70 | 74 |
| rua Doctor Joaquim Basto | Active | €285,000 | €3,132 | 6.8% | 76 | 75 |
| rua Oliveira Martins, 5 | Active | €295,000 | €4,041 | 37.7% | 72 | 70 |
| praceta Mário Melo, 45 | Active | €320,000 | €3,048 | 3.9% | 72 | 78 |
| Queluz e Belas · 6fbd16 | Active | €250,000 | €2,632 | 10.3% | 72 | 74 |
| Median comp | €290,000 | €3,090 | 5.3% | 72 | 75 |
Long-term rental While the 2-bed apartment in Queluz e Belas offers a gross yield of only 3.9%, the property is overpriced with a gap of 21.2% against fair value, suggesting its current price does not justify potential rental income. Investors seeking stability in the rental market may find better opportunities that align with fair market valuations. Family rental This apartment's neighborhood score of 74/100 indicates a reasonably appealing environment for families; however, the current listing price significantly exceeds the fair value, which could deter prospective tenants. In light of these market discrepancies, a rental strategy focused on family occupancy is challenging due to the overpricing of the property. Buy-and-hold Although buy-and-hold strategies typically rely on property appreciation over time, this apartment is presently overpriced at €287,500 compared to its fair value of €226,516, creating uncertainty in long-term returns. Investors should reassess their buy-and-hold approach here due to the sizable gap from fair market expectations. Not ideal for: Luxury market, Short-term vacation rental The apartment's condition score of 72/100 and the suburban context make it less appealing for the luxury market or short-term vacation rentals, especially given its pricing above fair value. This property does not fit the criteria for such premium markets, reinforcing its overvalued status.
Economic-Tenant Instability Risk The property has both economic stability and tenant stability scores of 70/100, indicating a medium risk of fluctuations in income or potential tenant turnover due to a moderately unstable market condition.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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