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, 2-bathroom apartment of 94 m² on the 2nd floor, energy rating C. Located on largo Falcão Rodrigues, Queluz e Belas parish, Sintra municipality, Lisbon district. Noteworthy Features: The apartment benefits from complete renovation with modern aesthetics, double-glazed windows for enhanced thermal and acoustic insulation, and a fully equipped kitchen with high-end appliances.
The valuation. The asking price of €390,000 is significantly above the fair value of €331,452, indicating an overpricing of €58,548 (17.7%). Buyers should be cautious of paying this premium for the property.
Fair value modelled at €331,452 from 6 comparable sales in the area. Asking €390,000 sits €58,548 (17.7%) above — overpriced versus fair value.
Asking €390,000 versus the largo Falcão Rodrigues area baseline of €256,190 (€2,725/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €256,190, adjusted for condition and micro-location, gives a modelled fair value of €331,452 (€3,526/m²), a €58,548 (17.7%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo Falcão Rodrigues | Subject | €390,000 | €4,149 | — | 80 | 78 |
| rua Silva Porto, 6 | Active | €360,000 | €3,564 | 14.1% | 72 | 75 |
| rua Vaz Mota, 7A | Active | €319,500 | €3,435 | 17.2% | 80 | 71 |
| rua Silva Porto, 6 | Active | €350,000 | €3,465 | 16.5% | 70 | 71 |
| rua Adolfo Simões Muller, 10 | Active | €450,000 | €3,750 | 9.6% | 75 | 69 |
| Median comp | €355,000 | €3,515 | 15.3% | 74 | 71 |
Long-term rental The anticipated rental yield of 2.6% gross suggests that this property may not generate sufficient cash flow to justify the purchase price. Additionally, with a fair value of €331,452, the property's asking price of €390,000 is 17.7% above fair value, indicating it is overpriced in the current market. Family rental Although the property is in a suburban area with decent neighbourhood scores, the high listing price limits its attractiveness for families seeking affordable long-term living options. The gap of 17.7% from the fair value suggests that potential tenants may be deterred by its elevated cost, classifying it as overpriced. Buy-and-hold Investing in this property as a long-term hold is questionable given its 17.7% premium over fair value, which may hinder future appreciation potential. The combination of a low gross yield of 2.6% and an overpriced listing makes it a less attractive buy-and-hold investment in the current market landscape.
Tenant turnover risk The tenant stability score of 70/100 suggests a moderate risk of tenant turnover, which could lead to potential vacancies and loss of 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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