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 56 m², energy rating D. Located on rua Luís Simões, 96, Queluz e Belas parish, Sintra municipality, Lisbon district. This apartment includes a spacious 80m² private backyard, providing rare outdoor living space that enhances its appeal for families and those seeking a garden or leisure area.
The valuation. The asking price of €259,000 exceeds the fair value of €237,517 by €21,483, indicating a 9.0% premium. While the property reflects fair value, the difference suggests limited negotiation room for potential buyers.
Fair value modelled at €237,517 from 6 comparable sales in the area. Asking €259,000 sits €21,483 (9.0%) above — overpriced versus fair value.
Asking €259,000 versus the rua Luís Simões, 96 area baseline of €240,054 (€4,287/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 42/100 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 €240,054, adjusted for condition and micro-location, gives a modelled fair value of €237,517 (€4,241/m²), a €21,483 (9.0%) gap versus the €259,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Luís Simões, 96 | Subject | €259,000 | €4,625 | — | 40 | 69 |
| parque Central | Active | €260,000 | €4,483 | 3.1% | 42 | 76 |
| Queluz e Belas · 225c8a | Active | €289,000 | €3,613 | 21.9% | 45 | 78 |
| Venteira · 6c7c24 | Active | €350,000 | €4,487 | 3.0% | 42 | 78 |
| Venteira · 89e715 | Active | €260,000 | €4,000 | 13.5% | 25 | 73 |
| Median comp | €274,500 | €4,242 | 8.3% | 42 | 77 |
Long-term rental This property presents a fair investment opportunity with a gross yield of 4.4%, which is competitive for the Queluz e Belas area. However, its condition rating of 42/100 indicates that some renovations may be necessary to attract quality long-term tenants. Family rental With a neighbourhood score of 69/100, this apartment benefits from suburban amenities suitable for families, such as schools and parks. The strategic location near Lisbon enhances its appeal to families looking for accessibility to employment opportunities while maintaining a quieter home life. Buy-and-hold Holding this asset long-term could yield stable rental income thanks to its fair value status, yet potential investors should proceed with caution given the property’s moderate condition. As the surrounding area maintains good tenant quality, the investment may generate steady returns over time despite the current valuation reflecting a fair market price.
Economic Shift Risk There is a potential risk if the economic stability score drops from 75 to below 70, which could negatively impact tenant demand and rental incomes.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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