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 66 m² on the 2nd floor, built in 1982, energy rating C. Located on rua Norton de Matos, 2, Queluz e Belas parish, Sintra municipality, Lisbon district. This apartment features an enclosed balcony perfect for versatile usage, complemented by abundant natural light throughout the living spaces.
The valuation. The asking price of €260,000 is positioned slightly below fair value, which is €271,018, showing an alignment of approximately 4.1%. This indicates that the property is priced appropriately within the current market conditions.
Fair value modelled at €271,018 from 6 comparable sales in the area. Asking €260,000 sits €11,018 (4.1%) below — the upside to fair value.
Asking €260,000 versus the rua Norton de Matos, 2 area baseline of €242,952 (€3,681/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 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 €242,952, adjusted for condition and micro-location, gives a modelled fair value of €271,018 (€4,106/m²), a €11,018 (4.1%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Norton de Matos, 2 | Subject | €260,000 | €3,939 | — | 65 | 77 |
| rua Cristino da Silva | Active | €249,000 | €3,891 | 1.2% | 65 | 76 |
| Mina de Água · 95708a | Active | €250,000 | €3,571 | 9.3% | 67 | 70 |
| rua Bento de Jesus Caraça | Active | €350,000 | €5,000 | 26.9% | 72 | 74 |
| Encosta do Sol · 14428d | Active | €305,000 | €4,357 | 10.6% | 70 | 73 |
| Median comp | €277,500 | €4,124 | 4.7% | 69 | 74 |
Long-term rental This 2-bed apartment in Queluz e Belas offers a gross yield of 3.8%, supported by the area's proximity to Lisbon which ensures steady demand. With a fair value gap of only 4.1%, the investment aligns with the expectations for stable returns over the long term. Family rental The apartment's 66m² layout is suitable for families, and the neighborhood's 77/100 rating indicates a favorable environment for potential tenants. Given that the property is priced fairly at €260,000 while providing a reasonable yield, it represents a stable choice for family rentals. Buy-and-hold Investing in this property for the long-term can be justifiable due to its fair pricing at €260,000 and the reliable market dynamics influenced by its location near Lisbon. This strategy allows for capital appreciation over time while enjoying a consistent rental yield of 3.8%. Not ideal for: Short-term vacation rental, Luxury market, Student housing.
Economic fluctuations The economic stability score of 75 indicates a moderate risk of fluctuations that could impact property values and tenant demand, potentially leading to vacancy periods or lower 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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