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, 2-bathroom apartment of 95 m² on the 1st floor, built in 1988, energy rating D. Located on rua Bastos Nunes, Queluz e Belas parish, Sintra municipality, Lisbon district. This apartment features a 5.2 m² balcony, enhancing outdoor leisure options and blending indoor-outdoor living in a vibrant, sunlit setting.
The valuation. The asking price of €325,000 is significantly above the fair value of €232,201, resulting in an overvaluation of €92,799 (28.6%). This property is overpriced compared to its market worth.
Fair value modelled at €232,201 from the area baseline, adjusted for condition and location. Asking €325,000 sits €92,799 (28.6%) above — overpriced versus fair value.
Asking €325,000 versus the rua Bastos Nunes area baseline of €294,310 (€3,098/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 85 · Materials 80 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 72/100 (Housing Market 80 · Amenities 65 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Bastos Nunes
Area baseline €294,310 + condition +€10,391 + location +€17,941 = modelled fair value of €232,201 (€2,444/m²), a €92,799 (28.6%) gap versus the €325,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Bastos Nunes | Subject | €325,000 | €3,421 | — | 85 | 72 |
| avenida Comandante Luís António da Silva | Active | €259,500 | €3,204 | 6.4% | 80 | 76 |
| avenida Comandante Luís António da Silva | Active | €349,000 | €4,256 | 24.4% | 80 | 72 |
| Falagueira-Venda Nova · 0016b1 | Active | €349,000 | €4,309 | 25.9% | 75 | 77 |
| avenida Comandante Luís António da Silva | Active | €349,000 | €4,716 | 37.9% | 76 | 73 |
| Median comp | €349,000 | €4,283 | 25.2% | 78 | 75 |
Long-term rental The property in Queluz e Belas is overpriced, with a fair value significantly lower than the listing price, reducing the attractiveness of long-term rental opportunities. Despite a decent gross yield of 4.2%, the elevated price dampens profitability expectations for potential investors. Family rental Families seeking accommodation in suburban areas may find this property appealing due to its proximity to schools and safe environment; however, the price reflects a notable premium over its fair value. Consequently, the investment lacks compelling economic arguments relative to comparable family rental options in the region. Buy-and-hold Investing in this apartment as a buy-and-hold strategy may not be ideal given the substantial gap between the list price and its fair value assessment. The property’s current conditions and neighborhood ratings do not justify the investment at the proposed price, making it a less attractive long-term asset. Not ideal for: Short-term rental, Student housing, Luxury market
Tenant turnover risk The tenant stability score of 65/100 indicates a potential for higher turnover rates, which may lead to increased vacancy costs and unstable cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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