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 90 m² on the 4th floor, energy rating D. Located on rua João Crisóstomo de Sá, Queluz e Belas parish, Sintra municipality, Lisbon district. Noteworthy Features: The apartment features two elevators for convenient access and an office space that can be used for remote work or additional storage needs.
The valuation. The asking price of €299,500 is €12,158 below fair value of €311,658, representing a difference of 3.9%. This positions the property at a fair valuation, reflecting its quality and location.
Fair value modelled at €311,658 from 6 comparable sales in the area. Asking €299,500 sits €12,158 (3.9%) below — the upside to fair value.
Asking €299,500 versus the rua João Crisóstomo de Sá area baseline of €234,731 (€2,608/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €234,731, adjusted for condition and micro-location, gives a modelled fair value of €311,658 (€3,463/m²), a €12,158 (3.9%) gap versus the €299,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua João Crisóstomo de Sá | Subject | €299,500 | €3,328 | — | 78 | 75 |
| praceta Moinho da Boba, 5 | Active | €300,000 | €3,614 | 8.6% | 73 | 73 |
| rua António Antunes Martins de Oliveira | Active | €325,000 | €3,316 | 0.3% | 72 | 70 |
| rua Damião de Góis, 4 | Active | €302,000 | €3,247 | 2.4% | 73 | 77 |
| praceta Mário Melo, 45 | Active | €320,000 | €3,048 | 8.4% | 72 | 78 |
| Median comp | €311,000 | €3,282 | 1.4% | 73 | 75 |
Long-term rental The 2-bed apartment in Queluz e Belas, with a gross yield of 3.9%, presents stable cash flow potential suitable for long-term rental investment. Given the fair value of €311,658, it aligns well with market expectations and tenant demand in the area. Buy-and-hold This property, priced at €299,500, allows for a reasonable appreciation strategy given its proximity to Lisbon and decent condition rating of 80/100. Although the gap from fair value is minimal at 3.9%, it offers a reliable holding opportunity as the suburban area continues to develop. Family rental With a neighbourhood score of 75/100 and good local infrastructure, this apartment is well-positioned for family-oriented rentals. Its fair appraisal reflects an opportunity to attract stable, long-term tenants looking for quality housing near Lisbon. Short-term vacation rental The characteristics of this property do not align with the demands of the short-term vacation rental market, making it less suitable for investors aiming for high turnover. The area’s profile indicates a preference for long-term residence over transient stays. Luxury market Positioned far from luxury appeal, this property does not meet the specifications nor the pricing expectations of the luxury market segment. Therefore, it remains unattractive for high-end investment strategies, focusing instead on more modest renters.
Economic Exposure: With an economic stability score of 80/100, there is still a potential risk if fluctuating economic conditions adversely affect tenant stability, currently at 70/100, which may lead to increased vacancy rates or decreased rental income.
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