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.
3-bedroom, 2-bathroom apartment of 137 m² on the 4th floor, built in 1984, energy rating D. Located on avenida António Enes, 23, Queluz e Belas parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment features energy-efficient double-glazed windows and 100L water heater, ensuring cost-effective living in a well-maintained space with excellent storage solutions.
The valuation. The asking price of €425,000 is in close proximity to the fair value of €461,058, making the property fairly priced at just €36,058 (7.8%) below its estimated worth. Buy-to-flip angle. The buy-to-flip strategy could leverage minor cosmetic updates to capitalize on the fair valuation, aiming for a resale in a competitive market with a desirable suburban location. Buy-to-let angle. With an estimated rental income of €1,381/month, the gross yield stands at 3.9%, making it a viable long-term rental option given the area's stability and demand for family housing.
Fair value modelled at €461,058 from 5 comparable sales in the area. Asking €425,000 sits €36,058 (7.8%) below — the upside to fair value.
Asking €425,000 versus the avenida António Enes, 23 area baseline of €390,095 (€2,847/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €390,095, adjusted for condition and micro-location, gives a modelled fair value of €461,058 (€3,365/m²), a €36,058 (7.8%) gap versus the €425,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida António Enes, 23 | Subject | €425,000 | €3,102 | — | 70 | 71 |
| Queluz e Belas · f46cc0 | Active | €355,000 | €3,227 | 4.0% | 70 | 71 |
| Águas Livres · 4b919c | Active | €360,000 | €3,429 | 10.5% | 70 | 77 |
| Massamá e Monte Abraão · 6f4125 | Active | €520,000 | €2,971 | 4.2% | 70 | 77 |
| rua Raúl Brandão | Active | €350,000 | €3,365 | 8.5% | 67 | 71 |
| Median comp | €357,500 | €3,296 | 6.2% | 70 | 74 |
Long-term rental The 3-bed apartment in Queluz e Belas presents a steady opportunity for long-term rental given its 3.9% gross yield and favorable neighborhood ratings. With economic stability and good amenities in proximity, it aligns well with the demand for suitable rental homes in suburban Lisbon. Family rental Targeting families for rental occupancy could be advantageous due to the property's spaciousness and the area's low crime rate, making it ideal for family living. Although the fair value slightly exceeds the listing price, the apartment remains an appealing option for families seeking quality housing near Lisbon's employment centers. Buy-and-hold Investing in this apartment as a buy-and-hold strategy would warrant careful consideration, as it is fairly priced relative to its fair value. With stable demand in the region, potential for appreciation exists, but current valuations suggest that the investment is not exceptionally lucrative at this time. Short-term vacation rental Given the apartment's characteristics and the surrounding suburban context, it is not well-suited for the short-term vacation rental market. The area may attract a more stable tenant base looking for long-term stays rather than transient visitors. Luxury market Entering the luxury market with this property would be ill-advised, as it does not meet the high-end standards typically sought in that sector. Its fair valuation and features align more with mid-tier pricing rather than the premium segment of the real estate market.
Tenant turnover risk The tenant stability score of 65 indicates a higher likelihood of tenant turnover, which could lead to increased vacancy periods and associated costs.
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