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 64 m² on the 3rd floor, built in 1970. Located on rua Bastos Nunes, 28, Queluz e Belas parish, Sintra municipality, Lisbon district. Property Highlight: The apartment boasts a strategically central location, just a short walk from Queluz Train Station, enhancing access to public transport and nearby amenities.
The valuation. The asking price of €279,700 sits very close to the fair value of €283,991, being only €4,291 (1.5%) below it. This price aligns well, suggesting a fair market value. Buy-to-flip angle. A buy-to-flip strategy could capitalize on the property’s high-quality condition and location, aiming for a successful resale at a premium due to its proximity to Lisbon and attractive features. Buy-to-let angle. With a gross yield of 4%, the rental income strategy estimates monthly rent at approximately €932, making it a viable option for long-term family rentals within this mixed neighborhood.
Fair value modelled at €283,991 from 6 comparable sales in the area. Asking €279,700 sits €4,291 (1.5%) below — the upside to fair value.
Asking €279,700 versus the rua Bastos Nunes, 28 area baseline of €242,846 (€3,794/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €242,846, adjusted for condition and micro-location, gives a modelled fair value of €283,991 (€4,437/m²), a €4,291 (1.5%) gap versus the €279,700 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Bastos Nunes, 28 | Subject | €279,700 | €4,370 | — | 78 | 80 |
| Queluz e Belas · ba3c62 | Active | €289,000 | €4,446 | 1.7% | 75 | 74 |
| praceta das Túlipas S / N | Active | €310,000 | €3,735 | 14.5% | 75 | 80 |
| Massamá e Monte Abraão · b7b82e | Active | €268,100 | €3,575 | 18.2% | 72 | 80 |
| Águas Livres · d7a3ba | Active | €264,700 | €5,190 | 18.8% | 78 | 78 |
| Median comp | €278,550 | €4,091 | 6.4% | 75 | 79 |
Long-term rental While the property’s gross yield of 4% indicates a reasonable return, the slight gap of 1.5% from the fair value suggests that the investment is reasonably priced but lacks significant upside. Its location near Lisbon and good neighborhood ratings support a stable tenant pool, making it a viable option for long-term rental. Buy-and-hold The apartment is currently listed at €279,700, only 1.5% under its fair value of €283,991, reflecting a balanced pricing scenario for long-term appreciation. Given its proximity to Lisbon and the quality of the surrounding neighborhood, holding this asset could yield steady value growth in a strong market. Family rental The property, while adequately priced, offers a stable option for families due to its neighborhood score of 80/100 and decent condition rating of 81/100, appealing to long-term residents. Its proximity to amenities and schools in a low-crime area enhances its attractiveness for family rental use. Short-term vacation rental The apartment is not ideal for short-term vacation rentals, as its fair pricing and modest yield do not justify the volatility typically seen in this strategy. Moreover, the suburban environment may not attract the desired tourist demographic, limiting potential returns. Luxury market This property does not fit the luxury market segment as it is priced fairly without the premium features often sought after in high-end investments. Its average condition and neighborhood ratings suggest a more budget-conscious rental focus rather than luxury appeal.
Potential Tenant Turnover The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could impact rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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