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 75 m² on the 5th floor, energy rating D. Located on rua João Crisóstomo de Sá, 12B, Queluz e Belas parish, Sintra municipality, Lisbon district. This property features a contemporary design with quality finishes and is ideally located near public transportation, offering residents quick access to Lisbon and essential local amenities.
The valuation. The asking price of €320,000 exceeds the fair value of €277,806 by €42,194 (15.2%). Therefore, the property is considered overpriced in the current market.
Fair value modelled at €277,806 from 6 comparable sales in the area. Asking €320,000 sits €42,194 (15.2%) above — overpriced versus fair value.
Asking €320,000 versus the rua João Crisóstomo de Sá, 12B area baseline of €223,525 (€2,980/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €223,525, adjusted for condition and micro-location, gives a modelled fair value of €277,806 (€3,704/m²), a €42,194 (15.2%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua João Crisóstomo de Sá, 12B | Subject | €320,000 | €4,267 | — | 73 | 72 |
| Queluz e Belas · 001adc | Active | €357,500 | €3,724 | 12.7% | 72 | 76 |
| parque Central | Active | €319,000 | €3,988 | 6.5% | 70 | 74 |
| Massamá e Monte Abraão · b7b82e | Active | €268,100 | €3,575 | 16.2% | 72 | 80 |
| praceta João de Deus | Active | €350,000 | €3,465 | 18.8% | 73 | 76 |
| Median comp | €334,500 | €3,650 | 14.5% | 72 | 76 |
Long-term rental The 2-bed apartment in Queluz e Belas is priced at €320,000, which is 15.2% above its fair value of €277,806, indicating that it is overpriced. With a gross yield of 3.5% and a decent neighborhood score of 72/100, the investment may struggle to attract long-term tenants effectively due to its inflated pricing. Family rental Priced at €320,000, the apartment exceeds fair value by 15.2%, falling into the overpriced category. Although the property is situated in an area with amenities suitable for families, the high purchase price could limit its appeal to family renters who are more price-sensitive. Buy-and-hold The property’s listing price of €320,000 represents an overvaluation of 15.2% against the fair value benchmark of €277,806. As a buy-and-hold investment, the apartment may not provide the expected capital appreciation due to its current overpriced status, potentially affecting long-term returns for investors.
Tenant turnover risk There is a potential for high tenant turnover, given the tenant stability score of 60/100, which could lead to increased vacancy rates and lost rental income.
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