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 63 m² on the 3rd floor, energy rating D. Located on rua Bastos Nunes, 28, Queluz e Belas parish, Sintra municipality, Lisbon district. This apartment features new double-glazed windows and electric shutters, ensuring excellent thermal insulation and soundproofing in a bustling neighborhood.
The valuation. The asking price of €279,700 sits €36,940 (15.2%) above the fair value of €242,760, indicating the property is overpriced. Buy-to-flip angle. A resale strategy could target a renovation approach to enhance the apartment's appeal, although the premium above fair value limits immediate profit potential. Buy-to-let angle. The estimated rental income of €932/month reflects a gross yield of 4%, offering a reasonable return for a long-term rental strategy in the well-maintained apartment.
Fair value modelled at €242,760 from 5 comparable sales in the area. Asking €279,700 sits €36,940 (15.2%) above — overpriced versus fair value.
Asking €279,700 versus the rua Bastos Nunes, 28 area baseline of €184,414 (€2,927/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €184,414, adjusted for condition and micro-location, gives a modelled fair value of €242,760 (€3,853/m²), a €36,940 (15.2%) gap versus the €279,700 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Bastos Nunes, 28 | Subject | €279,700 | €4,440 | — | 80 | 76 |
| Venteira · a79e92 | Active | €295,000 | €3,986 | 10.2% | 78 | 73 |
| Queluz e Belas · ba3c62 | Active | €289,000 | €4,446 | 0.1% | 75 | 74 |
| praceta das Túlipas S / N | Active | €310,000 | €3,735 | 15.9% | 75 | 80 |
| rua Joaquim Tim Tim Sitima, 7 | Active | €289,000 | €3,853 | 13.2% | 73 | 76 |
| Median comp | €292,000 | €3,920 | 11.7% | 75 | 75 |
Long-term rental The 2-bed apartment in Queluz e Belas, priced at €279,700, is currently 15.2% above its fair value of €242,760, indicating a less favorable investment for long-term rental purposes. With a gross yield of only 4%, investors may find it challenging to achieve desirable returns. Family rental At a listing price that exceeds fair value by 15.2%, this apartment may not provide sufficient financial incentive for family rental scenarios. The 4% yield, compounded by the apartment's overall condition and neighborhood score, suggests that it may not attract the necessary tenant quality for a solid investment. Buy-and-hold Investing in this property for a buy-and-hold strategy is weakened by its valuation being 15.2% higher than the assessed fair value. The current lack of price alignment with market assessments makes it a costly option for long-term appreciation plans.
Economic and Tenant Risk: With both economic and tenant stability scores at 75/100, there is a potential risk of lower demand leading to higher vacancy rates in economic downturns, affecting rental income projections.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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