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 55 m² on the 1st floor, built in 1970. Located on rua Carlos Seixas, Queluz e Belas parish, Sintra municipality, Lisbon district. This apartment benefits from proximity to Parque Urbano Felício Loureiro, enhancing outdoor leisure opportunities and promoting an active lifestyle while still ensuring easy access to urban amenities.
The valuation. The asking price of €320,000 is significantly above the fair value of €94,042, representing an overpriced status of €225,958 (70.6%). This discrepancy highlights the property’s excessive valuation in the current market.
Fair value modelled at €94,042 from the area baseline, adjusted for condition and location. Asking €320,000 sits €225,958 (70.6%) above — overpriced versus fair value.
Asking €320,000 versus the rua Carlos Seixas area baseline of €170,390 (€3,098/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 35/100 (Condition 30 · Materials 35 · Room dimensions 40). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 80 · Amenities 70 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Carlos Seixas
Area baseline €170,390 + condition -€34,375 + location +€10,387 = modelled fair value of €94,042 (€1,710/m²), a €225,958 (70.6%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Carlos Seixas | Subject | €320,000 | €5,818 | — | 30 | 72 |
| praceta Tomás da Anunciação S / N | Active | €215,000 | €4,300 | 26.1% | 29 | 76 |
| Queluz e Belas · 25f4f8 | Active | €233,000 | €3,883 | 33.3% | 36 | 68 |
| rua Paz e Amizade | Active | €260,000 | €3,939 | 32.3% | 45 | 73 |
| rua Antero de Quental | Active | €235,000 | €3,219 | 44.7% | 38 | 74 |
| Median comp | €234,000 | €3,911 | 32.8% | 37 | 74 |
Family rental Despite the favorable suburban safety and access to schools, the property's current listing price of €320,000 significantly exceeds its fair value of €94,042, rendering it overpriced. The low yield of 2.5% further indicates that this property may not provide the optimal return on investment for family rental purposes. Long-term rental While the neighbourhood score of 72/100 suggests decent quality for potential tenants, the property's €320,000 price tag makes it unappealing compared to its fair value of €94,042. Investors should note that the low gross yield of 2.5% is unlikely to compensate for the inflated purchase price in a long-term rental strategy. Buy-and-hold Although the proximity to Lisbon offers economic advantages, the considerable gap of 70.6% between the listing price and fair value of €94,042 indicates that this investment is overpriced. The property's mediocre condition rating of 35/100 further detracts from its viability as a buy-and-hold investment, reducing the likelihood of appreciation over time.
Economic and Tenant Risk: With both the economic stability and tenant stability scores at 70/100, there is a moderate risk of fluctuations in rental income and occupancy levels adversely affecting cash flow.
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