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.
1-bedroom, 1-bathroom apartment of 61 m², built in 1985, energy rating C. Located on rua Nicolau Tolentino de Almeida, Queluz e Belas parish, Sintra municipality, Lisbon district. Noteworthy Features: The property includes proximity to essential public transport links and is situated in a vibrant residential area with access to multiple green spaces and local amenities.
The valuation. The asking price of €208,000 stands €87,120 higher than the fair value of €120,880, representing a 41.9% overpricing. This valuation suggests that prospective buyers would be better served seeking properties aligned with market expectations.
Fair value modelled at €120,880 from the area baseline, adjusted for condition and location. Asking €208,000 sits €87,120 (41.9%) above — overpriced versus fair value.
Asking €208,000 versus the rua Nicolau Tolentino de Almeida area baseline of €188,978 (€3,098/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 48/100 (Condition 45 · Materials 50 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 80/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua Nicolau Tolentino de Almeida
Area baseline €188,978 + condition -€25,734 + location +€15,709 = modelled fair value of €120,880 (€1,982/m²), a €87,120 (41.9%) gap versus the €208,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Nicolau Tolentino de Almeida | Subject | €208,000 | €3,410 | — | 45 | 80 |
| avenida Conde de Oeiras S / N | Active | €330,000 | €3,587 | 5.2% | 40 | 77 |
| Águas Livres · 4a8218 | Active | €167,000 | €3,408 | 0% | 55 | 78 |
| Mina de Água · 6d5393 | Active | €245,000 | €3,267 | 4.2% | 42 | 70 |
| Venteira · 261d35 | Active | €265,000 | €4,141 | 21.4% | 40 | 84 |
| Median comp | €255,000 | €3,498 | 2.6% | 41 | 78 |
Family rental While the apartment's proximity to Lisbon and suburban characteristics may appeal to families seeking stability, the currently overpriced state at €208,000 poses a significant barrier to entry. With a fair value of €120,880, the investment fails to offer an attractive proposition for long-term family renting. Long-term rental Despite a respectable gross yield of 4.7% and a decent neighborhood rating of 80/100, the apartment's price exceeds fair market value, limiting its potential for income generation. This disparity underscores the risks involved in investing in a property that is valued 41.9% above its fair price. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable, given its overpriced nature at €208,000, compared to a fair valuation of €120,880. Holding an asset with such a significant valuation gap may lead to diminished returns and increased long-term risk for investors.
Tenant turnover risk High tenant turnover could occur due to market fluctuations, despite an 80/100 tenant stability score, leading to potential vacancy and income loss.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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