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, 2-bathroom apartment of 130 m² on the 2nd floor, built in 2006. Located Queluz e Belas parish, Sintra municipality, Lisbon district. The apartment features a large balcony with open views over lush surroundings, perfect for outdoor dining and leisure, enhancing its appeal as a tranquil retreat.
The valuation. The asking price of €607,000 is significantly above the fair value of €489,372, resulting in an overvaluation of €117,628 or 24.0%. This property is overpriced compared to its market value.
Fair value modelled at €489,372 from 6 comparable sales in the area. Asking €607,000 sits €117,628 (24.0%) above — overpriced versus fair value.
Asking €607,000 versus the Queluz e Belas, Sintra, Lisbon area baseline of €396,033 (€3,046/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €396,033, adjusted for condition and micro-location, gives a modelled fair value of €489,372 (€3,764/m²), a €117,628 (24.0%) gap versus the €607,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Queluz e Belas · e553a9 | Subject | €607,000 | €4,669 | — | 72 | 75 |
| rua dos Faisões, 16 | Active | €670,000 | €3,454 | 26.0% | 75 | 75 |
| Casal de Cambra · 800632 | Active | €490,000 | €3,630 | 22.3% | 73 | 71 |
| Queluz e Belas · 23f4ea | Active | €339,000 | €4,581 | 1.9% | 82 | 70 |
| Queluz e Belas · 4a45ad | Active | €275,000 | €3,873 | 17.0% | 75 | 74 |
| Median comp | €414,500 | €3,752 | 19.7% | 75 | 73 |
Long-term rental The property is overpriced at €607,000 compared to the fair value of €489,372, representing a 24.0% gap. This high asking price limits the potential for a reasonable long-term rental yield, which currently stands at only 3.8% gross. Buy-and-hold With the current valuation exceeding fair market value by 24.0%, this investment strategy may not yield the expected appreciation in property value. Given the lack of upside, holding this asset long-term may be risky in a competitive market. Family rental The property’s condition rating of 77/100 and solid neighborhood score of 75/100 could appeal to potential family renters, but the current price point is prohibitive. Families may seek more affordable options in the area, given the €607,000 listing which is significantly above its fair value.
Economic sensitivity risk Economic downturns could impact tenant turnover with an economic stability score of 80/100 and a tenant stability score of 75/100, indicating potential challenges in maintaining occupancy rates during unfavorable market conditions.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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