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 89 m², built in 1989, energy rating B. Located on avenida da Creche Pedro Folque, 16, Queluz e Belas parish, Sintra municipality, Lisbon district. Noteworthy Features: Equipped with smart home technology, including Wi-Fi controllable smart outlets and electric shutters, enhancing convenience and modern living in this beautifully renovated apartment.
The valuation. The asking price of €339,500 significantly exceeds the fair value of €220,245 by €119,255, corresponding to a 35.1% markup. This property is overpriced and not aligned with current market conditions.
Fair value modelled at €220,245 from the area baseline, adjusted for condition and location. Asking €339,500 sits €119,255 (35.1%) above — overpriced versus fair value.
Asking €339,500 versus the avenida da Creche Pedro Folque, 16 area baseline of €275,722 (€3,098/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida da Creche Pedro Folque, 16
Area baseline €275,722 + condition +€10,152 + location +€19,099 = modelled fair value of €220,245 (€2,475/m²), a €119,255 (35.1%) gap versus the €339,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida da Creche Pedro Folque, 16 | Subject | €339,500 | €3,815 | — | 80 | 75 |
| rua 1º de Dezembro, 3 | Active | €325,000 | €4,514 | 18.3% | 75 | 75 |
| rua Aquilino Ribeiro, 7 | Active | €235,000 | €4,796 | 25.7% | 76 | 73 |
| rua Ramada Curto, 10 | Active | €280,000 | €3,733 | 2.1% | 75 | 75 |
| Queluz e Belas · 9387a5 | Active | €420,000 | €3,853 | 1.0% | 76 | 69 |
| Median comp | €302,500 | €4,184 | 9.7% | 76 | 74 |
Long-term rental The 2-bed apartment in Queluz e Belas is currently overpriced at €339,500, significantly exceeding its fair value of €220,245, resulting in a 35.1% gap. With a gross yield of only 3.3% and neighborhood ratings of 75/100, the investment lacks competitive rental returns relative to its cost. Buy-and-hold Investing in the 2-bed apartment is not advisable as its listing price is significantly higher than its assessed fair value, leading to an obvious disconnect in potential appreciation. The current valuation does not align with the property's yield or neighborhood quality, suggesting a lack of long-term growth potential. Family rental Despite the solid condition rating of 82/100, the pricing of this property at €339,500 is not justified given the current market value of €220,245, making it a poor candidate for family rental purposes. Families seeking rentals in this area would likely find better value alternatives, detracting from the attractiveness of this investment. Not ideal for short-term rental Given its overpriced valuation at €339,500, the property fails to meet the necessary return criteria for short-term rental strategies. The combination of low yield and inflated pricing hampers the profitability that is typically sought in this rental segment. Not ideal for luxury market This 2-bed apartment, listed at €339,500, is misaligned with the luxury market's expectations due to its excessive pricing compared to its fair value of €220,245. Luxury properties typically require competitive pricing and high yield potential, both of which this listing lacks. Not ideal for student housing The current pricing of €339,500 makes the property unaffordable for the student housing market, where affordability is crucial. Coupled with its inadequate yield, it is unlikely to attract the student demographic needed to sustain such an investment.
Potential Economic Volatility Given an economic stability score of 80/100, there may be concerns about potential fluctuations that could affect tenant demand and rental income stability.**
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