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 12th floor, built in 1977, energy rating D. Located Queluz e Belas parish, Sintra municipality, Lisbon district. This apartment boasts a generous 13 m² balcony, providing an ideal outdoor space for relaxation or entertaining.
The valuation. The asking price of €279,700 is significantly above the fair value of €164,636, marking a difference of €115,064 (69.9%). This property is overpriced based on current market analysis.
Fair value modelled at €164,636 from 6 comparable sales in the area. Asking €279,700 sits €115,064 (69.9%) above — overpriced versus fair value.
Asking €279,700 versus the Queluz e Belas, Sintra, Lisbon area baseline of €133,040 (€3,168/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €133,040, adjusted for condition and micro-location, gives a modelled fair value of €164,636 (€3,920/m²), a €115,064 (69.9%) gap versus the €279,700 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Queluz e Belas · 38b70b | Subject | €279,700 | €6,660 | — | 80 | 74 |
| rua Joaquim Tim Tim Sitima, 7 | Active | €289,000 | €3,853 | 42.1% | 73 | 76 |
| rua Pedro Franco | Active | €329,000 | €4,700 | 29.4% | 78 | 71 |
| Massamá e Monte Abraão · b7b82e | Active | €268,100 | €3,575 | 46.3% | 72 | 80 |
| praceta das Túlipas S / N | Active | €310,000 | €3,735 | 43.9% | 75 | 80 |
| Median comp | €299,500 | €3,794 | 43.0% | 74 | 78 |
Long-term rental The property is priced at €279,700, which is 69.9% above the fair value of €164,636. With a gross yield of only 3.1% and being overpriced, it is unlikely to generate strong long-term returns for investors. Family rental While the location in Queluz e Belas offers access to urban amenities, the property's price of €279,700 significantly surpasses the fair value of €164,636. Consequently, families considering renting may find better value in more competitively priced options. Buy-and-hold The buy-and-hold strategy is less attractive for this property, as it is currently listed at €279,700, reflecting a 69.9% gap from its fair value of €164,636. This overpricing could hinder appreciation potential, making it a less favorable long-term investment choice.
Economic Sensitivity The property faces risks from economic fluctuations, as both the economic stability and tenant stability scores are at 70/100, which indicates potential instability in revenue.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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