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 42 m² on the 3rd floor, built in 1977, energy rating D. Located Queluz e Belas parish, Sintra municipality, Lisbon district. Notable Features: The apartment includes a well-utilized terrace that enhances outdoor living space and features a modern built-in lighting system that adds a contemporary touch throughout.
The valuation. The asking price of €279,700 is significantly above fair value, which is assessed at €175,667, resulting in an overpricing of €104,033 (59.2%). This property is therefore not aligned with market expectations.
Fair value modelled at €175,667 from 6 comparable sales in the area. Asking €279,700 sits €104,033 (59.2%) above — overpriced versus fair value.
Asking €279,700 versus the Queluz e Belas, Sintra, Lisbon area baseline of €138,719 (€3,303/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €138,719, adjusted for condition and micro-location, gives a modelled fair value of €175,667 (€4,183/m²), a €104,033 (59.2%) gap versus the €279,700 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Queluz e Belas · 38b6e9 | Subject | €279,700 | €6,660 | — | 80 | 76 |
| Queluz e Belas · 956a2a | Active | €260,000 | €4,483 | 32.7% | 70 | 80 |
| Águas Livres · d7a3ba | Active | €264,700 | €5,190 | 22.1% | 78 | 78 |
| Queluz e Belas · 143fd6 | Active | €279,700 | €3,541 | 46.8% | 79 | 78 |
| Águas Livres · 62289e | Active | €269,700 | €4,650 | 30.2% | 78 | 78 |
| Median comp | €267,200 | €4,567 | 31.4% | 78 | 78 |
Long-term rental The current listing price significantly surpasses its fair value, indicating a challenging reality for long-term rental profitability with a 3.5% gross yield. Investing at this price point may not result in favorable cash flow or long-term appreciation due to the 59.2% gap from fair value. Buy-and-hold Acquiring this apartment at the asking price would likely hinder the investor's long-term capital growth potential in the context of an overpriced market. Given the fair value discrepancy, the property lacks the essential appeal for a sustainable buy-and-hold strategy. Family rental Although the apartment is situated in a desirable location with decent amenities, the high listing price presents an obstacle for appealing to family renters who are sensitive to costs. Families typically seek value, making this overpriced property less competitive despite its potential neighborhood benefits.
Economic downturn risk With an economic stability score of 80/100, there is a moderate risk of economic downturn impacting tenant demand, potentially leading to increased vacancy rates and 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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