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 66 m², energy rating C. Located on rua Paz e Amizade, Queluz e Belas parish, Sintra municipality, Lisbon district. Noteworthy Features: This 6th-floor apartment offers dual access points and a well-considered layout, maximizing natural light and enhancing practicality within the living space.
The valuation. The asking price of €260,000 sits significantly above fair value at €127,854, resulting in an overpricing of €132,146 (50.8%). The property does not present a financially sound investment opportunity.
Fair value modelled at €127,854 from the area baseline, adjusted for condition and location. Asking €260,000 sits €132,146 (50.8%) above — overpriced versus fair value.
Asking €260,000 versus the rua Paz e Amizade area baseline of €204,468 (€3,098/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 49/100 (Condition 45 · Materials 50 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Paz e Amizade
Area baseline €204,468 + condition -€26,813 + location +€13,031 = modelled fair value of €127,854 (€1,937/m²), a €132,146 (50.8%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Paz e Amizade | Subject | €260,000 | €3,939 | — | 45 | 73 |
| rua Elias Garcia | Active | €285,000 | €3,701 | 6.0% | 62 | 71 |
| rua Direita de Massamá | Active | €185,000 | €3,776 | 4.2% | 55 | 72 |
| avenida da Creche Pedro Folque | Active | €270,000 | €3,462 | 12.1% | 60 | 76 |
| praceta João de Deus, 1 | Active | €298,000 | €4,027 | 2.2% | 55 | 74 |
| Median comp | €277,500 | €3,739 | 5.1% | 58 | 73 |
Long-term rental The 2-bed apartment in Queluz e Belas is priced at €260,000, representing a 50.8% gap above the fair value of €127,854. Given the 4% gross yield and subpar condition rating of 49/100, this property presents challenges for long-term rental viability. Family rental With a family-focused tenant market in the suburban area, the apartment's listing price significantly exceeds fair value, raising concerns about affordability for potential renters. The moderate condition score of 49/100 indicates further investment might be required to attract family tenants, reducing the appeal of this investment. Buy-and-hold Acquiring this property for a buy-and-hold strategy at €260,000 would be misguided, as it is overpriced against the fair value of €127,854. Additionally, the 4% yield does not compensate for the substantial capital required to close the transaction, limiting the long-term investment potential.
Economic Dependence Risk The property faces potential volatility due to a relatively high economic stability score of 75, combined with a lower tenant stability score of 65, indicating possible fluctuations in tenant retention and income predictability.
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