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, 3-bathroom apartment of 219 m² on the 2nd floor, built in 2012, energy rating C. Located Queluz e Belas parish, Sintra municipality, Lisbon district. Noteworthy Features: The apartment includes a generous 20 m² balcony with unobstructed views and is part of a prestigious gated community offering exclusive amenities like two private pools and a golf course.
The valuation. The asking price of €1,050,000 is significantly above the fair value of €887,646, indicating the property is overpriced by €162,354 (18.3%). This discrepancy suggests a lack of alignment with market conditions.
Fair value modelled at €887,646 from 6 comparable sales in the area. Asking €1,050,000 sits €162,354 (18.3%) above — overpriced versus fair value.
Asking €1,050,000 versus the Queluz e Belas, Sintra, Lisbon area baseline of €737,932 (€3,370/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €737,932, adjusted for condition and micro-location, gives a modelled fair value of €887,646 (€4,053/m²), a €162,354 (18.3%) gap versus the €1,050,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Queluz e Belas · b32b94 | Subject | €1,050,000 | €4,795 | — | 85 | 69 |
| Queluz e Belas · 4d4350 | Active | €880,000 | €4,560 | 4.9% | 76 | 76 |
| Queluz e Belas · 4bba7a | Active | €880,000 | €4,560 | 4.9% | 75 | 72 |
| rua dos Faisões, 25 | Active | €649,500 | €4,273 | 10.9% | 70 | 68 |
| rua dos Faisões S / N | Active | €640,000 | €2,443 | 49.1% | 80 | 79 |
| Median comp | €764,750 | €4,417 | 7.9% | 76 | 74 |
Family rental This 3-bed apartment in Queluz e Belas is priced at €1,050,000, which is 18.3% above its fair value of €887,646, indicating it is overpriced. Given the lower tenant quality and neighbourhood score of 69/100, potential rental demand may not match the current asking price. Long-term rental With a gross yield of only 2.5%, this property does not represent a compelling opportunity for long-term rental investors, especially at €1,050,000—18.3% above the fair value. The combination of its high listing price and moderate condition score of 84/100 suggests that capturing maximum rental income may be challenging. Buy-and-hold Investing in this apartment as a buy-and-hold strategy is questionable due to its current price tag of €1,050,000, which is 18.3% higher than the fair value. The suburb's proximity to Lisbon is a positive, but the elevated listing price could limit capital appreciation over time.
Economic Vulnerability With an economic stability score of 72/100, there is a moderate risk of economic downturns impacting tenant demand and property value. Tenant Turnover Risk The tenant stability score of 65/100 indicates a heightened risk of tenant turnover, which could lead to increased vacancy rates and costs for leasing the property.
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