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, 2-bathroom apartment of 80 m² on the 4th floor, built in 2001, energy rating C. Located on rua da Holand, Queluz e Belas parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment boasts a fireplace with a heat recovery system for efficient heating and a private balcony off the suite, ideal for moments of tranquility.
The valuation. The asking price of €399,000 sits significantly above the fair value of €289,655, resulting in an overpricing of €109,345 (37.7%). This indicates that the property is not a viable deal for potential investors.
Fair value modelled at €289,655 from 6 comparable sales in the area. Asking €399,000 sits €109,345 (37.7%) above — overpriced versus fair value.
Asking €399,000 versus the rua da Holand area baseline of €233,901 (€2,924/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €233,901, adjusted for condition and micro-location, gives a modelled fair value of €289,655 (€3,621/m²), a €109,345 (37.7%) gap versus the €399,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Holand | Subject | €399,000 | €4,988 | — | 72 | 72 |
| avenida do Brasil S / N | Active | €327,500 | €3,899 | 21.8% | 80 | 79 |
| União das Freguesias do Cacém e São Marcos · d74a52 | Active | €315,000 | €3,621 | 27.4% | 72 | 82 |
| União das Freguesias do Cacém e São Marcos · 9384c6 | Active | €275,000 | €3,481 | 30.2% | 72 | 75 |
| União das Freguesias do Cacém e São Marcos · 467e73 | Active | €280,000 | €3,500 | 29.8% | 70 | 69 |
| Median comp | €297,500 | €3,561 | 28.6% | 72 | 77 |
Long-term rental This 2-bed apartment in Queluz e Belas is overpriced at €399,000, significantly exceeding its fair value of €289,655, creating a gap of 37.7%. With a gross yield of only 3.6%, the investment does not justify the high asking price, especially in a suburban region known for stable family-oriented living. Family rental The current asking price for the apartment is notably above its fair market value, which may hinder its appeal for long-term family rentals. Although the neighborhood is family-oriented, the 3.6% yield indicates that rental income may not sufficiently compensate for the elevated purchase price. Buy-and-hold As a buy-and-hold investment, this property faces challenges due to its current price being 37.7% above fair value, making it a less attractive option. The combination of a modest gross yield and being overpriced diminishes its potential for favorable long-term capital appreciation. Not ideal for Given its current valuation, the apartment is not suitable for short-term vacation rental or student housing, as these segments typically seek more competitively priced properties.
Tenant turnover risk A tenant stability score of 70/100 suggests a higher likelihood of tenant turnover, which could lead to increased vacancy rates and associated costs.
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