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.
3-bedroom, 3-bathroom apartment of 172 m² on the 1st floor, energy rating C. Located on rua da Mãe d'Água, Queluz e Belas parish, Sintra municipality, Lisbon district. Noteworthy Features: The apartment's terrace features an automatic irrigation system, enhancing outdoor maintenance, while the suite includes a safe within the double wardrobes for added security.
The valuation. The asking price of €798,000 sits 5.1% above the fair value of €759,605, indicating the property is priced in line with its value in the current market context. This suggests a solid investment opportunity without excessive premiums.
Fair value modelled at €759,605 from 6 comparable sales in the area. Asking €798,000 sits €38,395 (5.1%) above — overpriced versus fair value.
Asking €798,000 versus the rua da Mãe d'Água area baseline of €650,531 (€3,782/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 €650,531, adjusted for condition and micro-location, gives a modelled fair value of €759,605 (€4,416/m²), a €38,395 (5.1%) gap versus the €798,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Mãe d'Água | Subject | €798,000 | €4,640 | — | 76 | 76 |
| Queluz e Belas · b32b94 | Active | €1,050,000 | €4,795 | 3.3% | 85 | 69 |
| Queluz e Belas · 4d4350 | Active | €880,000 | €4,560 | 1.7% | 76 | 76 |
| Queluz e Belas · 4bba7a | Active | €880,000 | €4,560 | 1.7% | 75 | 72 |
| rua dos Faisões, 25 | Active | €649,500 | €4,273 | 7.9% | 70 | 68 |
| Median comp | €880,000 | €4,560 | 1.7% | 76 | 71 |
Long-term rental The property in Queluz e Belas presents a fair investment opportunity with a gross yield of 3.9%, aligning closely with the fair value assessment. Given the neighborhood's decent safety and school access ratings, it is likely to attract reliable long-term tenants. Family rental This 3-bed apartment caters well to families, given its spacious layout and favorable neighborhood aspects, exemplified by a quality score of 76 out of 100. The rental market in Greater Lisbon suburbs remains robust, thus reinforcing the property's fair valuation amidst ongoing demand for family-sized accommodations. Buy-and-hold With a fair valuation of €759,605, the apartment offers stability for a buy-and-hold strategy in the growing suburb of Queluz e Belas. Its condition rating of 81 indicates that minimal immediate investment will be necessary to maintain its appeal over time, further supporting its hold as a long-term asset.
Economic Vulnerability The property may face potential earnings volatility due to its average economic stability score of 75/100, which could lead to fluctuations in rental income.
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