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 80 m² on the 3rd floor, built in 1977, energy rating D. Located on rua Doutor Manuel de Arriaga, Queluz e Belas parish, Sintra municipality, Lisbon district. Notable Feature: The apartment is located just minutes from the iconic National Palace of Queluz, offering immediate access to stunning gardens and cultural heritage attractions. Additional Advantage: With only two units per floor, it provides a sense of exclusivity and tranquility among neighbors.
The valuation. The asking price of €259,000 sits just €1,747 (0.7%) below the fair value of €260,747. Thus, the property is fairly valued. Buy-to-flip angle. A buy-to-flip strategy could focus on minor renovations to optimize the property’s aesthetic appeal, enabling resale at a competitive price above the €259,000 mark. Buy-to-let angle. With an estimated rental income of €950 per month, the gross yield stands at 4.4%, making this a solid long-term rental investment in a desirable suburban area.
Fair value modelled at €260,747 from 6 comparable sales in the area. Asking €259,000 sits €1,747 (0.7%) below — the upside to fair value.
Asking €259,000 versus the rua Doutor Manuel de Arriaga area baseline of €215,052 (€2,688/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 is below the parish average, reducing 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 €215,052, adjusted for condition and micro-location, gives a modelled fair value of €260,747 (€3,259/m²), a €1,747 (0.7%) gap versus the €259,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Manuel de Arriaga | Subject | €259,000 | €3,238 | — | 70 | 76 |
| rua Dom Francisco Manuel de Melo, 9 | Active | €287,000 | €3,261 | 0.7% | — | 78 |
| avenida da Liberdade, 30 | Active | €289,900 | €3,257 | 0.6% | 70 | 77 |
| Águas Livres · 25f6de | Active | €299,000 | €3,785 | 16.9% | 70 | 81 |
| rua 25 de Abril, 37 | Active | €287,500 | €2,934 | 9.4% | 70 | 74 |
| Median comp | €288,700 | €3,259 | 0.7% | 70 | 78 |
Long-term rental The 2-bed apartment in Queluz e Belas offers a gross yield of 4.4%, which is reasonable for the area given its high desirability due to proximity to Lisbon. With a fair value very close to its listing price, this investment is solid for long-term rental but does not present significant upside. Family rental This apartment, situated in a safe suburban environment with a neighbourhood score of 76/100, is well-suited for families seeking an attractive living space close to Lisbon. Although the fair value is nearly aligned with the listing price, it still provides stable rental income potential without exceeding expectations. Buy-and-hold As a buy-and-hold strategy, this property maintains its value with a fair market positioning, making it a reasonable addition to an investment portfolio over the long term. The gross yield of 4.4% indicates a steady revenue stream, but the property does not present a clear opportunity for appreciation. Not ideal for short-term vacation rental, student housing, luxury market This property is not suited for short-term vacation rentals or student housing, given its suburban location and family-oriented features. Additionally, its listing price does not attract luxury market buyers, as the property's condition and characteristics cater to more practical tenant demographics.
Economic downturn risk: Given the economic stability score of 80/100, there is a moderate risk that a significant economic downturn could negatively impact tenant stability, currently at 70/100, leading to potential vacancy issues or rent defaults.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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