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.
4-bedroom, 1-bathroom penthouse of 89 m², built in 1960, energy rating D. Located on rua Luís Simões, 4, Queluz e Belas parish, Sintra municipality, Lisbon district. This penthouse features a unique elevator that serves exclusively this apartment, enhancing privacy and convenience, along with private electronic concierge services for added security.
The valuation. The asking price of €430,000 is significantly above the fair value of €324,410, creating an overpriced situation of €105,590 (32.5%). This price discrepancy suggests caution for potential investors.
Fair value modelled at €324,410 from 6 comparable sales in the area. Asking €430,000 sits €105,590 (32.5%) above — overpriced versus fair value.
Asking €430,000 versus the rua Luís Simões, 4 area baseline of €257,203 (€2,890/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €257,203, adjusted for condition and micro-location, gives a modelled fair value of €324,410 (€3,645/m²), a €105,590 (32.5%) gap versus the €430,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Luís Simões, 4 | Subject | €430,000 | €4,831 | — | 70 | 79 |
| rua Dona Filipa de Lencastre | Active | €329,000 | €4,507 | 6.7% | 80 | 73 |
| praceta Soares dos Reis, 7 | Active | €335,000 | €3,722 | 23.0% | 74 | 73 |
| praceta Henrique Pousão, 1 | Active | €339,000 | €3,988 | 17.5% | 74 | 71 |
| praceta Columbano Bordalo Pinheiro, 2 | Active | €320,000 | €3,556 | 26.4% | 70 | 67 |
| Median comp | €332,000 | €3,855 | 20.2% | 74 | 72 |
Long-term rental The property is priced 32.5% above its fair value, making it an expensive option for long-term rental with a gross yield of just 3.6%. While the neighborhood enjoys low crime rates and proximity to Lisbon, the current pricing diminishes the potential for attractive returns. Family rental Despite the good neighborhood ratings, the 32.5% gap between the listing price and fair value positions this property as overpriced for family rental purposes. The rental yield of 3.6% does not compensate for the inflated entry cost, thereby limiting its attractiveness to families seeking more affordable housing options. Buy-and-hold As a buy-and-hold investment, the significant overpricing of 32.5% relative to fair value undermines the potential for long-term appreciation. The gross yield of 3.6% combined with high initial costs could deter investors from realizing substantial returns in the future.
Potential Tenant Turnover The tenant stability score of 75/100 indicates a medium risk of turnover that could impact rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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