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 64 m² on the 2nd floor, built in 2001, energy rating C. Located Queluz e Belas parish, Sintra municipality, Lisbon district. This apartment features a sunroom off one bedroom and a separate pantry and laundry area in the kitchen, enhancing both storage and living space functionality.
The valuation. The asking price of €284,500 is €35,889 or 14.4% above the fair value of €248,611, indicating that the property is overpriced. Buyers should exercise caution, as the current price does not reflect the property’s true market value.
Fair value modelled at €248,611 from 6 comparable sales in the area. Asking €284,500 sits €35,889 (14.4%) above — overpriced versus fair value.
Asking €284,500 versus the Queluz e Belas, Sintra, Lisbon area baseline of €203,550 (€3,180/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €203,550, adjusted for condition and micro-location, gives a modelled fair value of €248,611 (€3,885/m²), a €35,889 (14.4%) gap versus the €284,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Queluz e Belas · 2fcd92 | Subject | €284,500 | €4,445 | — | 73 | 70 |
| Queluz e Belas · 62747d | Active | €350,000 | €3,804 | 14.4% | 72 | 77 |
| Massamá e Monte Abraão · 5b885d | Active | €370,000 | €3,663 | 17.6% | 73 | 77 |
| rua Jose Cipriano da Silveira Machado, 9 | Active | €320,000 | €3,902 | 12.2% | 74 | 80 |
| avenida da Liberdade, 52 | Active | €290,000 | €3,867 | 13.0% | 75 | 78 |
| Median comp | €335,000 | €3,836 | 13.7% | 74 | 78 |
Long-term rental This 2-bed apartment in Queluz e Belas may present challenges for long-term rental viability due to its 14.4% gap above fair value, indicating that potential returns are diminished. With a gross yield of 3.8%, investors might find better opportunities elsewhere while navigating a moderately rated neighborhood. Family rental Despite the suburban location, this property is overpriced, and with a fair value of €248,611, it may be hard for families to justify the premium price of €284,500. The 70/100 neighborhood rating suggests that while amenities exist, they may not sufficiently enhance the property's overall appeal at this inflated listing price. Buy-and-hold Investing in this property as a buy-and-hold strategy appears less attractive due to its pricing above fair value, which impedes capital appreciation potential. The moderate condition rating of 75/100 doesn't effectively counterbalance the high acquisition cost, leading to reduced long-term investment returns. Not ideal for: Short-term vacation rental, Student housing, Luxury market
Economic and Tenant Stability Risk The property has a combined economic and tenant stability score of 135/200, indicating potential vulnerability to market fluctuations and tenant turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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