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 80 m². Located Queluz e Belas parish, Sintra municipality, Lisbon district. Noteworthy Features: The apartment includes a 6m² attic storage room with a window and benefits from excellent dual aspect sun exposure for natural light throughout the day.
The valuation. The asking price of €289,000 is significantly above the fair value of €159,033, leaving a discrepancy of €129,967 (45.0%). This property is clearly overpriced based on a thorough valuation analysis.
Fair value modelled at €159,033 from the area baseline, adjusted for condition and location. Asking €289,000 sits €129,967 (45.0%) above — overpriced versus fair value.
Asking €289,000 versus the Queluz e Belas, Sintra, Lisbon area baseline of €247,840 (€3,098/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 50/100 (Condition 45 · Materials 55 · Room dimensions 57). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 78/100 (Housing Market 85 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Queluz e Belas, Sintra, Lisbon
Area baseline €247,840 + condition -€31,875 + location +€19,228 = modelled fair value of €159,033 (€1,988/m²), a €129,967 (45.0%) gap versus the €289,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Queluz e Belas · 225c8a | Subject | €289,000 | €3,613 | — | 45 | 78 |
| Venteira · 6c7c24 | Active | €350,000 | €4,487 | 24.2% | 42 | 78 |
| rua Alice Leite, 1 | Active | €289,500 | €4,136 | 14.5% | 65 | 76 |
| Venteira · be93c3 | Active | €279,000 | €3,986 | 10.3% | 60 | 76 |
| rua Luís de Camões | Active | €279,000 | €3,986 | 10.3% | 60 | 80 |
| Median comp | €284,250 | €4,061 | 12.4% | 60 | 77 |
Long-term rental The property’s current listing price of €289,000 significantly exceeds its fair value of €159,033, indicating that it is overpriced by 45.0%. This discrepancy could hinder yields, as evidenced by a gross yield of only 3.9%, which may limit long-term rental profitability in this suburban location. Family rental With a neighborhood rating of 78/100 and reasonable amenities, the apartment has potential appeal for family rentals; however, the high asking price of €289,000 makes it less attractive. The condition score of 50/100 raises concerns about the maintenance costs associated with this property, potentially impacting family rental demand. Buy-and-hold The current price reflects a significant overvaluation at €289,000 compared to the fair value of €159,033, positioning this property as overpriced for a buy-and-hold strategy. Investors may find it challenging to achieve substantial appreciation or cash flow returns due to the low gross yield of 3.9% and the need for future capital expenditures given the average condition rating. Not ideal for short-term rental The property’s high asking price of €289,000, paired with the low gross yield of 3.9%, suggests that it is overpriced for the short-term rental market. Furthermore, the current condition of 50/100 further diminishes its appeal, making it a less favorable option for short-term rental investors. Not ideal for luxury market With a fair value of €159,033 and an asking price of €289,000, this apartment is overpriced, positioning it poorly within the luxury market. Its moderate neighborhood rating of 78/100 and average condition may not meet the expectations of luxury buyers.
Tenant turnover risk The tenant stability score of 75/100 indicates a potential for higher turnover, which could lead to increased vacancy rates 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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