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 50 m² on the 3rd floor, energy rating D. Located on rua Bastos Nunes, Queluz e Belas parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment includes modern electric shutters for enhanced security and convenience, along with built-in LED lighting that adds a sleek touch to its contemporary design.
The valuation. The asking price of €279,700 is significantly above the fair value of €213,887, presenting a difference of €65,813 (30.8%). This property is overpriced compared to its market valuation.
Fair value modelled at €213,887 from 6 comparable sales in the area. Asking €279,700 sits €65,813 (30.8%) above — overpriced versus fair value.
Asking €279,700 versus the rua Bastos Nunes area baseline of €168,207 (€3,364/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 €168,207, adjusted for condition and micro-location, gives a modelled fair value of €213,887 (€4,278/m²), a €65,813 (30.8%) gap versus the €279,700 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Bastos Nunes | Subject | €279,700 | €5,594 | — | 80 | 72 |
| rua Bastos Nunes, 28 | Active | €279,700 | €4,440 | 20.6% | 80 | 76 |
| rua Bastos Nunes, 28 | Active | €279,700 | €3,586 | 35.9% | 80 | 79 |
| Mina de Água · cd092a | Active | €339,000 | €4,185 | 25.2% | 80 | 72 |
| Venteira · be963a | Active | €287,500 | €4,423 | 20.9% | 80 | 78 |
| Median comp | €283,600 | €4,304 | 23.1% | 80 | 77 |
Long-term rental The 2-bed apartment in Queluz e Belas, listed at €279,700, is significantly overpriced compared to its fair value of €213,887, presenting a 30.8% gap. With a gross yield of 3.8%, this rental strategy does not justify the elevated purchase price and may result in lower returns over the long term. Family rental While targeting families could be a consideration due to the housing quality score of 83/100, the property’s listing price remains elevated at €279,700, surpassing its fair value of €213,887. This overpricing can hinder the ability to attract reliable tenants, ultimately affecting rental income stability. Buy-and-hold The buy-and-hold strategy faces challenges as the apartment’s current listing of €279,700 exceeds the fair market valuation by 30.8%. Investing in this property would likely lead to suboptimal returns given the current market conditions and the potential for value depreciation.
Economic Vulnerability The property faces potential economic risks due to its economic stability score of 75/100, which indicates that local economic conditions could fluctuate, impacting tenant demand and rental income. Tenant Turnover Risk With a tenant stability score of 70/100, there is a heightened risk of turnover, suggesting that tenants may not remain long-term, which could lead to increased vacancy rates and rental income volatility.
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