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 115 m² on the 3rd floor, built in 1945, energy rating D. Located Queluz e Belas parish, Sintra municipality, Lisbon district. Noteworthy Features: The apartment includes an exclusive backyard space for leisure or storage, despite having no direct access from the unit, enhancing its functionality and appeal.
The valuation. The asking price of €265,000 is significantly above the fair value of €186,648, indicating an overpricing of €78,352 (42.0%). This disparity suggests a reconsideration of the investment approach.
Fair value modelled at €186,648 from 6 comparable sales in the area. Asking €265,000 sits €78,352 (42.0%) above — overpriced versus fair value.
Asking €265,000 versus the Queluz e Belas, Sintra, Lisbon area baseline of €134,083 (€1,166/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €134,083, adjusted for condition and micro-location, gives a modelled fair value of €186,648 (€1,623/m²), a €78,352 (42.0%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Queluz e Belas · 190859 | Subject | €265,000 | €2,304 | — | 65 | 74 |
| rua Irene Lisboa, 12 | Active | €315,000 | €1,599 | 30.6% | 68 | 74 |
| Falagueira-Venda Nova · 86cce3 | Active | €169,500 | €2,734 | 18.6% | 67 | 82 |
| rua Doutor Manuel de Arriaga | Active | €270,000 | €1,093 | 52.6% | 70 | 81 |
| rua Doutor Manuel de Arriaga, 23 | Active | €239,900 | €1,263 | 45.2% | 65 | 75 |
| Median comp | €254,950 | €1,431 | 37.9% | 68 | 78 |
Long-term rental The 2-bed apartment in Queluz e Belas is priced at €265,000, which is 42% above its calculated fair value of €186,648. Given the 5% gross yield and average condition, this property presents a lower return potential for long-term rental investors. Family rental While the location near Lisbon offers desirable amenities for families, the current listing price is 42% above fair value, suggesting inherent risk in rental returns. Additionally, with a condition rating of 65/100, the property may require significant expenses to maintain family desirability. Value-add renovation Investing in this apartment for value-add renovations is precarious due to its overvaluation at €265,000, which exceeds the fair value by 42%. The moderate condition rating of 65/100 indicates potential for improvements, but the financial upfront strain may outweigh the prospective enhancements in value. Not ideal for: The property is not suitable for student housing or short-term vacation rentals due to both its current pricing and market characteristics.
Tenant turnover risk The tenant stability score of 65/100 indicates a potential for higher tenant turnover, which could lead to increased vacancy rates and associated costs.
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