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.
4-bedroom, 4-bathroom penthouse of 192 m² on the 3rd floor. Located Queluz e Belas parish, Sintra municipality, Lisbon district. Noteworthy Features: The penthouse includes a private pool and is strategically located near recreational amenities like golf courses, health clubs, and a multilingual school for young families.
The valuation. The asking price of €1,700,000 is significantly above the fair value of €875,440, making it overpriced by €824,560 or 94.2%. Such a premium does not align with comparable property valuations in the area.
Fair value modelled at €875,440 from 6 comparable sales in the area. Asking €1,700,000 sits €824,560 (94.2%) above — overpriced versus fair value.
Asking €1,700,000 versus the Queluz e Belas, Sintra, Lisbon area baseline of €710,223 (€3,699/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €710,223, adjusted for condition and micro-location, gives a modelled fair value of €875,440 (€4,560/m²), a €824,560 (94.2%) gap versus the €1,700,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Queluz e Belas · 53cb62 | Subject | €1,700,000 | €8,854 | — | 80 | 74 |
| Queluz e Belas · 4d4350 | Active | €880,000 | €4,560 | 48.5% | 76 | 76 |
| Queluz e Belas · 4bba7a | Active | €880,000 | €4,560 | 48.5% | 75 | 72 |
| rua dos Faisões, 10 | Active | €1,195,000 | €3,515 | 60.3% | 85 | 73 |
| rua da Mãe d'Água | Active | €798,000 | €4,640 | 47.6% | 76 | 76 |
| Median comp | €880,000 | €4,560 | 48.5% | 76 | 75 |
Long-term rental The property’s asking price of €1,700,000 reflects a significant premium over its fair value of €875,440, resulting in an excessive 94.2% gap that makes it unattractive for long-term rental investment. Additionally, with a gross yield of 0%, investors should be cautious of the lack of rental income potential in the current market context. Family rental Given the property’s overpricing at €1,700,000 and fair value of €875,440, the investment does not present a favorable scenario for family rental opportunities. With a neighbourhood rating of 74/100, while amenities exist, the high cost undermines its attractiveness for budget-conscious families. Buy-and-hold The buy-and-hold strategy for this penthouse is impeded by its overpriced listing of €1,700,000, substantially exceeding its fair value of €875,440 and indicating a potential for significant capital loss rather than appreciation. The current market dynamics, combined with a gross yield of 0%, suggest that holding onto this property may not be a prudent investment decision for the long term.
Economic Fluctuations The economic stability score of 70/100 indicates a moderate risk of volatility that could affect rental income and property values.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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