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, 1-bathroom apartment of 83 m² on the 2nd floor, built in 1988, energy rating D. Located on rua Doutor Sá Marques, 3, Queluz e Belas parish, Sintra municipality, Lisbon district. Key Feature: The property features a charming balcony that enhances the open-plan living space, offering a relaxing outdoor area perfect for enjoying the tranquil surroundings of Belas.
The valuation. The asking price of €279,900 is positioned 4.0% above the fair value of €269,023, indicating that the property is priced fairly given its current market conditions. Buy-to-flip angle. A resale strategy may involve minor cosmetic updates to enhance appeal, targeting a quick turnaround in this suburban Lisbon area. Buy-to-let angle. With an estimated gross rental income of €816 per month, this property can yield a stable 3.5%, making it attractive for long-term family rentals.
Fair value modelled at €269,023 from 6 comparable sales in the area. Asking €279,900 sits €10,877 (4.0%) above — overpriced versus fair value.
Asking €279,900 versus the rua Doutor Sá Marques, 3 area baseline of €203,833 (€2,456/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €203,833, adjusted for condition and micro-location, gives a modelled fair value of €269,023 (€3,241/m²), a €10,877 (4.0%) gap versus the €279,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Sá Marques, 3 | Subject | €279,900 | €3,372 | — | 75 | 69 |
| rua Gonçalo Zarco, 8 | Active | €289,500 | €3,328 | 1.3% | 80 | 73 |
| Agualva e Mira-Sintra · be9656 | Active | €285,000 | €3,132 | 7.1% | 65 | 71 |
| avenida de Santa Maria, 42 | Active | €265,000 | €2,760 | 18.1% | 75 | 78 |
| avenida de Aljubarrota S / N | Active | €299,580 | €3,609 | 7.0% | 73 | 80 |
| Median comp | €287,250 | €3,230 | 4.2% | 74 | 76 |
Long-term rental The property is fairly priced at €279,900 with a fair value of €269,023, indicating a slight premium of 4%. Given the 3.5% gross yield and the stable residential nature of Queluz e Belas, it offers a reliable option for long-term rental investors. Family rental At €279,900, this 3-bed apartment in Queluz e Belas is fairly positioned with a small gap to the fair value of €269,023. Its decent condition rating of 78/100 and access to urban amenities make it a suitable living space for families seeking stability in a suburban environment. Buy-and-hold With a fair listing price of €279,900 compared to the fair value of €269,023, the property maintains a reasonable investment outlook. It’s set in a predominantly residential area with a neighborhood ambiance rated 69/100, supporting a viable buy-and-hold strategy for long-term wealth accumulation.
Volatility in Tenant Retention The combination of a Tenant Stability score of 65/100 suggests a significant risk of tenant turnover, impacting rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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