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 163 m², built in 2004, energy rating C. Located on alameda do Aqueduto, Queluz e Belas parish, Sintra municipality, Lisbon district. This apartment features a spacious 20 m² terrace, perfect for outdoor entertaining, along with exclusive access to the comprehensive amenities of Belas Clube de Campo.
The valuation. The asking price of €776,000 sits 50.9% above the fair value of €381,347, indicating that the property is overpriced. Buyers should exercise caution due to the significant discrepancy between asking price and fair market value.
Fair value modelled at €381,347 from the area baseline, adjusted for condition and location. Asking €776,000 sits €394,653 (50.9%) above — overpriced versus fair value.
Asking €776,000 versus the alameda do Aqueduto area baseline of €504,974 (€3,098/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 80 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
alameda do Aqueduto
Area baseline €504,974 + condition +€3,566 + location +€27,984 = modelled fair value of €381,347 (€2,340/m²), a €394,653 (50.9%) gap versus the €776,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| alameda do Aqueduto | Subject | €776,000 | €4,761 | — | 72 | 70 |
| Venteira · 9384e1 | Active | €595,000 | €4,343 | 8.8% | 78 | 77 |
| Alfragide · 6eb935 | Active | €677,760 | €3,918 | 17.7% | 73 | 73 |
| Massamá e Monte Abraão · 96c3b7 | Active | €350,000 | €3,571 | 25.0% | 70 | 74 |
| rua Paulo Choffat | Active | €420,000 | €3,925 | 17.5% | 76 | 72 |
| Median comp | €507,500 | €3,922 | 17.6% | 75 | 74 |
Long-term rental The current listing price of €776,000 for this 3-bed apartment in Queluz e Belas is significantly above its fair value of €381,347, indicating it is overpriced by 50.9%. With a gross yield of 2.7%, investors may find it challenging to achieve substantial returns in the long-term rental market. Buy-and-hold This property, while located in a desirable area close to Lisbon, is overpriced at €776,000 versus a fair value of €381,347, resulting in a 50.9% gap. Holding onto this asset could prove difficult, as the potential for capital appreciation appears limited given its current valuation. Family rental With a fair value of €381,347, the asking price of €776,000 signifies that this property is overpriced by 50.9%, which may deter families seeking affordable rental options. Although it is in a safe suburban neighborhood with reasonable amenities, the financial implications of the current price point are concerning for family renters.
Economic Vulnerability With an economic stability score of 70/100 and a tenant stability score of 65/100, there is a heightened risk of fluctuating rental incomes and potential vacancies due to economic downturns affecting tenants' ability to pay.
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