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 house of 103 m², built in 1951, energy rating E. Located on rua da Saudade, Queluz e Belas parish, Sintra municipality, Lisbon district. This property includes an architectural project and execution plans, facilitating immediate commencement of renovations and enhancing its transformation potential into a modern living space.
The valuation. The asking price of €390,000 is €25,538 (7.0%) above the fair value of €364,462, indicating that the property is fairly priced rather than a bargain. This suggests that potential investors should conduct thorough due diligence before proceeding.
Fair value modelled at €364,462 from 6 comparable sales in the area. Asking €390,000 sits €25,538 (7.0%) above — overpriced versus fair value.
Asking €390,000 versus the rua da Saudade area baseline of €409,513 (€3,976/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 34/100 is below the parish average, reducing 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 €409,513, adjusted for condition and micro-location, gives a modelled fair value of €364,462 (€3,538/m²), a €25,538 (7.0%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Saudade | Subject | €390,000 | €3,786 | — | 25 | 74 |
| Mina de Água · 42005b | Active | €120,000 | €2,264 | 40.2% | — | 72 |
| Queluz e Belas · 96c4b1 | Active | €380,000 | €2,303 | 39.2% | — | 68 |
| rua Carlos Seixas | Active | €320,000 | €5,818 | 53.7% | 30 | 72 |
| rua Minhoto, 21 | Active | €479,000 | €4,696 | 24.0% | 72 | 69 |
| Median comp | €350,000 | €3,500 | 7.6% | 51 | 71 |
Long-term rental The property in Queluz e Belas presents a gross yield of 2.5%, suggesting limited cash flow potential for long-term rental investors. Additionally, the property's condition rating of 34/100 may deter potential tenants, impacting rental demand in the vicinity. Buy-and-hold With a fair value of €364,462, the €390,000 listing price indicates that this buy-and-hold investment is fairly priced in the current market context. Despite the fair valuation, the suburban location provides stability, but limited immediate appreciation prospects may impact long-term investment growth. Family rental The property aligns reasonably well for family rental, situated in a neighborhood rated 74/100, indicating a solid residential environment. However, the condition score of 34/100 highlights the need for timely renovations which may affect rental attractiveness to families. Short-term rental Given the nature of the neighborhood and the property's condition, it is not well-suited for a short-term rental strategy. The local amenities do not cater to the high expectations of short-term rental guests, limiting profitability potential. Luxury market Competing in the luxury market with this property is impractical, as its features and condition do not meet the standards typically required by luxury buyers. Moreover, the fair value does not align with the expectations of affluent clientele searching for premium offerings. Student housing The property’s combination of low yield and condition suggests that it is not a viable option for student housing investment. The neighboring amenities and safety features, while decent, do not sufficiently attract the specific needs of student tenants.
Economic downturn exposure With an economic stability score of 75/100, this property is susceptible to risks associated with potential economic downturns that could affect tenant retention and rent levels.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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