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.
6-bedroom, 2-bathroom apartment of 87 m² on the 3rd floor, built in 1963, energy rating C. Located on praceta Soares dos Reis, Queluz e Belas parish, Sintra municipality, Lisbon district. This property features a strategic 3rd-floor location with elevator access, maximizing natural light and convenience while being just minutes from Queluz Train Station for easy city commutes.
The valuation. The asking price of €290,000 is significantly above the fair value of €207,344, indicating an overpricing of €82,656 (28.5%). This property is not positioned as a good deal based on its current listing.
Fair value modelled at €207,344 from the area baseline, adjusted for condition and location. Asking €290,000 sits €82,656 (28.5%) above — overpriced versus fair value.
Asking €290,000 versus the praceta Soares dos Reis area baseline of €269,526 (€3,098/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 79 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
praceta Soares dos Reis
Area baseline €269,526 + condition +€2,719 + location +€17,923 = modelled fair value of €207,344 (€2,383/m²), a €82,656 (28.5%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Soares dos Reis | Subject | €290,000 | €3,333 | — | 74 | 74 |
| rua Ribeiro Sanches | Active | €370,000 | €2,517 | 24.5% | 72 | 77 |
| rua Eusébio da Silva Ferreira, 7 | Active | €650,000 | €3,824 | 14.7% | 75 | 78 |
| rua Miguel Torga, 14 | Active | €435,000 | €2,825 | 15.3% | 75 | 73 |
| rua Dona Filipa de Lencastre S / N | Active | €450,000 | €2,332 | 30.1% | 70 | 72 |
| Median comp | €442,500 | €2,671 | 19.9% | 74 | 75 |
Long-term rental This property presents a challenge in the long-term rental market due to its overpriced nature, with a fair value of €207,344 compared to the listing price of €290,000, representing a gap of 28.5%. While the condition rating of 77/100 and neighbourhood score of 74/100 suggest decent living standards, the 0% gross yield further diminishes its attractiveness for long-term tenants. Family rental As a family rental, this apartment is considered overpriced, as indicated by the fair value being significantly lower than the asking price. Families may seek more value for their housing investment, and with a yield of 0%, this property may not meet their expectations amid a competitive rental market. Buy-and-hold The buy-and-hold strategy for this apartment is problematic because its listing price exceeds its fair value by €82,656, translating to an overpriced status. With a stagnant yield of 0% and a condition rating that is only moderately high, the potential for appreciation over time appears limited, making it a less appealing option for investors looking to hold for the long term.
Economic downturn risk The property, with an economic stability score of 80/100, may be vulnerable to downturns affecting tenant demand given the lower tenant stability score of 70/100, possibly resulting in increased vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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