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 70 m² on the 8th floor, built in 1976, energy rating D. Located on rua Doutor Manuel de Arriaga, Queluz e Belas parish, Sintra municipality, Lisbon district. Noteworthy Features: The apartment boasts two distinct fronts, enhancing natural light and offering views of Urban Park Felício Loureiro, while new window frames improve thermal and acoustic insulation.
The valuation. The asking price of €249,000 is below the fair value of €280,056, creating an appealing opportunity for potential investors. The property is priced €31,056 (11.1%) under market value, indicating it is subpriced.
Fair value modelled at €280,056 from 6 comparable sales in the area. Asking €249,000 sits €31,056 (11.1%) below — the upside to fair value.
Asking €249,000 versus the rua Doutor Manuel de Arriaga area baseline of €214,874 (€3,070/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €214,874, adjusted for condition and micro-location, gives a modelled fair value of €280,056 (€4,001/m²), a €31,056 (11.1%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Manuel de Arriaga | Subject | €249,000 | €3,557 | — | 78 | 78 |
| rua João Crisóstomo de Sá, 12B | Active | €320,000 | €4,267 | 19.9% | 73 | 72 |
| rua Bastos Nunes, 28 | Active | €279,700 | €4,370 | 22.9% | 78 | 80 |
| Queluz e Belas · 001adc | Active | €357,500 | €3,724 | 4.7% | 72 | 76 |
| Queluz e Belas · ba3c62 | Active | €289,000 | €4,446 | 25.0% | 75 | 74 |
| Median comp | €304,500 | €4,319 | 21.4% | 74 | 75 |
Long-term rental The property offers a compelling gross yield of 4.4%, which suggests strong potential for steady rental income. Its condition rating of 83/100, combined with a fair value gap of 11.1%, makes it an attractive option for long-term rental investments. Buy-and-hold With a fair value of €280,056 and a listing price of €249,000, this apartment is strategically positioned for future capital appreciation. The suburban location near Lisbon provides access to urban amenities and employment hubs, enhancing its long-term investment potential. Family rental The apartment's spacious 70m² layout, coupled with a neighbourhood rating of 78/100, makes it ideal for family living. Its competitive pricing below the fair value increases its appeal to families seeking comfortable and affordable housing options in a suburban environment.
Tenant turnover risk High tenant turnover could be a concern given the tenant stability score of 75/100, potentially leading to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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