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 69 m² on the 6th floor, energy rating C. Located on rua Paz e Amizade, 14, Queluz e Belas parish, Sintra municipality, Lisbon district. Noteworthy features: The apartment is situated on the 6th floor, providing ample natural light and scenic views, along with access to a recently restored, fully functional building that accommodates individuals with reduced mobility.
The valuation. The asking price of €260,000 is significantly above fair value, which is estimated at €148,974, representing an overvaluation of €111,026 (42.7%). This price will likely deter serious investors.
Fair value modelled at €148,974 from the area baseline, adjusted for condition and location. Asking €260,000 sits €111,026 (42.7%) above — overpriced versus fair value.
Asking €260,000 versus the rua Paz e Amizade, 14 area baseline of €213,762 (€3,098/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 (Condition 61 · Materials 65 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Paz e Amizade, 14
Area baseline €213,762 + condition -€13,908 + location +€14,807 = modelled fair value of €148,974 (€2,159/m²), a €111,026 (42.7%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Paz e Amizade, 14 | Subject | €260,000 | €3,768 | — | 61 | 75 |
| Massamá e Monte Abraão · 23f4dc | Active | €275,000 | €3,526 | 6.4% | — | 65 |
| Agualva e Mira-Sintra · dc13d6 | Active | €269,000 | €6,256 | 66.0% | 65 | 73 |
| praceta João de Deus, 1 | Active | €298,000 | €4,027 | 6.9% | 55 | 74 |
| praceta José Gregório de Almeida | Active | €315,000 | €3,462 | 8.1% | 68 | 77 |
| Median comp | €286,500 | €3,777 | 0.2% | 65 | 74 |
Family rental This 2-bed apartment is likely to attract families seeking suburban living near Lisbon, but with a fair value significantly lower than its listing price, the property appears overpriced at €260,000. The yield of 4% does not compensate for the 42.7% gap to fair value, making it less attractive for a family rental investment. Long-term rental Given the peaceful neighborhood and decent transport links, the apartment may appeal to long-term tenants; however, the current asking price suggests a potential loss of appreciation in the market. The 4% gross yield falls short of justifying the property's deviation from its fair value by 42.7%, indicating that it is overpriced for long-term rental purposes. Buy-and-hold The buy-and-hold strategy could be hindered by the property being overpriced at €260,000, as it does not align with its assessed fair value of €148,974. Investing now could lock in a higher purchase price without the corresponding value appreciation the market could offer over time, making it a less favorable buy-and-hold option.
Tenant turnover risk High tenant turnover could arise due to the tenant stability score of 70/100, which may lead to increased vacancy and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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