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 72 m² on the 2nd floor, energy rating C. Located on rua Tomaz Costa, 7, Queluz e Belas parish, Sintra municipality, Lisbon district. The kitchen offers built-in appliances and recessed lighting, while the modern bathroom features high-quality finishes and a spacious shower base with a stylish glass enclosure.
The valuation. The asking price of €285,000 is slightly above the fair value of €283,990, with a difference of just €1,010 (0.4%). This positioning indicates a valuation that is essentially fair and competitive within the current market. Buy-to-flip angle. A resale strategy could focus on minor cosmetic enhancements to leverage the high-quality finishes, aiming for a quick flip at a premium price within a strongly performing market. Buy-to-let angle. With an estimated gross yield of 3.9% based on a monthly rental income of €926, this apartment presents a solid opportunity for stable long-term rental income in a desirable location.
Fair value modelled at €283,990 from 6 comparable sales in the area. Asking €285,000 sits €1,010 (0.4%) above — overpriced versus fair value.
Asking €285,000 versus the rua Tomaz Costa, 7 area baseline of €217,305 (€3,018/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 €217,305, adjusted for condition and micro-location, gives a modelled fair value of €283,990 (€3,944/m²), a €1,010 (0.4%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Tomaz Costa, 7 | Subject | €285,000 | €3,958 | — | 75 | 80 |
| praceta Florbela Espanca, 2 | Active | €295,000 | €3,642 | 8.0% | 85 | 75 |
| Falagueira-Venda Nova · 4a4323 | Active | €329,000 | €4,012 | 1.4% | 88 | 74 |
| travessa Antero de Quental | Active | €299,000 | €4,983 | 25.9% | 85 | 78 |
| Venteira · 6a93f0 | Active | €318,500 | €4,754 | 20.1% | 80 | 81 |
| Median comp | €308,750 | €4,383 | 10.7% | 85 | 77 |
Long-term rental The property presents a gross yield of 3.9%, which is reasonable given its suburban location in Greater Lisbon. With a fair market value very close to the listing price, this strategy can provide stable rental income without significant downside risk. Buy-and-hold Holding this property allows for potential appreciation in the long term, as the neighborhood maintains a solid economic foundation with good amenities. However, the proximity to the city center and overall condition of the property suggest that it may not offer extraordinary long-term returns despite its fair valuation. Family rental The apartment's spacious layout and favorable neighborhood ratings make it suitable for family tenants seeking long-term accommodation. Nonetheless, its fair pricing indicates that returns will align closely with the prevailing market without offering significant investment opportunities for enhanced yields. Not ideal for short-term vacation rental The suburban characteristics and the fair valuation mean that returns from short-term rentals are unlikely to be competitive compared to urban centers. As such, targeting the luxury vacation market appears misaligned with the property's profile and neighborhood dynamics. Not ideal for luxury market The property does not fit the luxury market segment, as its fair value suggests it is geared more towards affordable family housing. This positioning limits potential appreciation and market differentiation in higher-end segments.
Market Vulnerability The property could face challenges during economic downturns given the moderately high economic and tenant stability scores of 80, which may not sufficiently protect against significant fluctuations in local market conditions.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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